180 Kendall Ave Ave · South Hill, NY 14850

$445,000

6 bd · 5.0 ba · 2,832 sqft · MultiFamily public records · 6 Days on market

Built 1961 0.48 ac lot $157/sqft · 12% below area Est $506k · 12% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.2/30.0
• ARV discount +12.9/15.0
• DSCR +6.4/10.0
• 1% rule +6.3/10.0
• Schools +5.4/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

FLASH SALE!!! JUNE 13TH AND 14TH ONLY. .. $450,000. Investment Opportunity in the Heart of Ithaca! Looking for a property that offers flexibility, strong rental potential, and a location that's always in demand? This spacious duplex checks all the boxes! Conveniently located just minutes from Ithaca's colleges, downtown, shopping, dining, and entertainment, this property presents a fantastic opportunity for investors, owner-occupants, or those seeking a multi-generational living setup. The upper unit features 3 bedrooms, 2 full bathrooms, a spacious living room, formal dining room with sliding doors leading to the deck, a bright kitchen with breakfast nook, laundry area, and a charming three-season porch. The lower unit offers 3 bedrooms, 3 bathrooms, a large living room, kitchen, dining area or bonus living space, and its own laundry area, creating an equally desirable living arrangement. Many updates have already been completed, allowing the next owner to step in with confidence. Outside, you'll find multiple storage sheds and additional outbuilding space for storage, hobbies, or tenant use. Whether you're looking to generate rental income, house hack by living in one unit and renting the other, or add a solid property to your portfolio, this versatile Ithaca duplex offers endless possibilities in a sought-after location. Opportunities like this don't come around often—schedule your showing today!

Key facts

• Location in demand
• 0.48 acre lot
• Built 1961

Tags

• INVESTMENT OPPORTUNITY
• STRONG RENTAL POTENTIAL
• LOCATION IN DEMAND
• MINUTES FROM COLLEGES
• MULTIPLE STORAGE SHEDS
• ADDITIONAL OUTBUILDING SPACE

Property features AI

Exterior

• Parking: No garage; Asphalt driveway
• Utilities: Public water; Sewer connected; Water connected
• Home design: Single-family residential home; Two levels (2-story)
• Construction: Vinyl siding; Block and slab foundation; Asphalt shingle roof; Built as a single-family residence
• Exterior features: Deck; Shed(s) and storage

Interior

• Kitchen: Dishwasher; Electric oven; Gas oven; Electric range; Gas range; Refrigerator; Electric water heater
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood; Tile; Vinyl; Varied flooring
• Bathrooms: Five full bathrooms; Two bathrooms on the main level
• Heating & cooling: Heating present; Electric heating; Baseboard heating; Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; Other features (see remarks)
• Laundry & utility: Laundry room on main level; Laundry room on upper level

What this means for you Summary

Snapshot

• This is a 6-bed/5.0-bath multifamily listed at $445k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $445k).

Location & tenants

• Location reads 69/100 on livability (#471 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D+, cost of living D+, health & safety D.
• Ithaca City School District (urban): math 57% / reading 71% proficiency, ranked #195 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: South Hill School (math 57% / reading 72%, grade B, #591 of 2,108 statewide, top 31%, 380 students, 0% FRL) — zoned schools average 0% FRL vs 30% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 327 active listings in the ZIP; 382 units permitted in Tompkins County in 2024 (208 in 5+ unit buildings).
• At $5,021/mo this rent would consume 84% of the median local household income ($71k/yr) (locally 5169% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Tompkins County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $445,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 7.4

CMA / ARV

• ARV (median comp): $505,705
• List price: $445,000
• Delta: -7.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 Kendall Ave	0.00mi	6/5.0	2,832 (0%)	21mo	$435,000	$154	83
105 Grandview Ave	0.74mi	6/3.0	2,548 (-10%)	3mo	$360,000	$141	39
3 Hudson Pl	0.61mi	5/3.0 (-1)	2,460 (-13%)	12mo	$440,000	$179	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-24,727
• Equity at exit: $66,351

10-year hold

• IRR: 7.2%
• Equity multiple: 1.60×
• Total profit: $74,724
• Equity at exit: $38,475

Cash invested: $124,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14850

• Rents YoY: 5.2%
• Active inventory: 327
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $5,021 medium
• Mortgage (P&I): −$2,334
• Tax from tax record: −$888 /mo · $10,656/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,054
• Net cashflow: $560

Break-even live

Break-even rent $4,313

Max offer price $445,000

Occupancy floor 84%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	2	$2,511
1× unit	3	3	$2,511
Total (2 units)			$5,021

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   pricedays on market $445,000 Active 6 DOM
2. 2026-06-18
   days on market $465,000 Active 5 DOM
3. 2026-06-17
   days on market $465,000 Active 4 DOM
4. 2026-06-17
   price $465,000 Active 3 DOM
5. 2026-06-16
   days on market $450,000 Active 3 DOM

   Show marketing remark (1428 chars)

   FLASH SALE!!! JUNE 13TH AND 14TH ONLY. .. $450,000. Investment Opportunity in the Heart of Ithaca! Looking for a property that offers flexibility, strong rental potential, and a location that's always in demand? This spacious duplex checks all the boxes! Conveniently located just minutes from Ithaca's colleges, downtown, shopping, dining, and entertainment, this property presents a fantastic opportunity for investors, owner-occupants, or those seeking a multi-generational living setup. The upper unit features 3 bedrooms, 2 full bathrooms, a spacious living room, formal dining room with sliding doors leading to the deck, a bright kitchen with breakfast nook, laundry area, and a charming three-season porch. The lower unit offers 3 bedrooms, 3 bathrooms, a large living room, kitchen, dining area or bonus living space, and its own laundry area, creating an equally desirable living arrangement. Many updates have already been completed, allowing the next owner to step in with confidence. Outside, you'll find multiple storage sheds and additional outbuilding space for storage, hobbies, or tenant use. Whether you're looking to generate rental income, house hack by living in one unit and renting the other, or add a solid property to your portfolio, this versatile Ithaca duplex offers endless possibilities in a sought-after location. Opportunities like this don't come around often—schedule your showing today!

6. 2026-06-15
   days on market $450,000 Active 2 DOM
7. 2026-06-14
   pricedays on marketlisting id $450,000 Active 1 DOM
8. 2026-06-13
   days on market $465,000 Active 10 DOM

   Show marketing remark (1428 chars)

   FLASH SALE!!! JUNE 13TH AND 14TH ONLY. .. $450,000. Investment Opportunity in the Heart of Ithaca! Looking for a property that offers flexibility, strong rental potential, and a location that's always in demand? This spacious duplex checks all the boxes! Conveniently located just minutes from Ithaca's colleges, downtown, shopping, dining, and entertainment, this property presents a fantastic opportunity for investors, owner-occupants, or those seeking a multi-generational living setup. The upper unit features 3 bedrooms, 2 full bathrooms, a spacious living room, formal dining room with sliding doors leading to the deck, a bright kitchen with breakfast nook, laundry area, and a charming three-season porch. The lower unit offers 3 bedrooms, 3 bathrooms, a large living room, kitchen, dining area or bonus living space, and its own laundry area, creating an equally desirable living arrangement. Many updates have already been completed, allowing the next owner to step in with confidence. Outside, you'll find multiple storage sheds and additional outbuilding space for storage, hobbies, or tenant use. Whether you're looking to generate rental income, house hack by living in one unit and renting the other, or add a solid property to your portfolio, this versatile Ithaca duplex offers endless possibilities in a sought-after location. Opportunities like this don't come around often—schedule your showing today!

9. 2026-06-10
   days on market $465,000 Active 8 DOM
10. 2026-06-09
    days on market $465,000 Active 7 DOM
11. 2026-06-08
    days on market $465,000 Active 6 DOM
12. 2026-06-07
    days on market $465,000 Active 5 DOM
13. 2026-06-05
    days on market $465,000 Active 2 DOM
14. 2026-06-03
    remarks 699-char remark
15. 2026-06-03
    pricedays on marketlisting id $465,000 Active 1 DOM
16. 2026-05-31
    days on market $468,000 Active 34 DOM
17. 2026-05-30
    days on market $468,000 Active 33 DOM
18. 2026-05-13
    price $480,000 1159-char remark
19. 2026-05-13
    listed $480,000 Active 1158-char remark
20. 2026-04-27
    listed $495,000 Active 1159-char remark
21. 2024-10-02
    soldstatus $435,000
22. 2024-09-26
    soldstatus $435,000 Closed
23. 2024-08-28
    status Pending
24. 2024-07-25
    historical Active Under Contract
25. 2024-05-15
    status Active
26. 2024-05-15
    historical Active Under Contract
27. 2024-04-19
    price $445,000
28. 2023-09-14
    listed $650,000 Active
29. 2022-02-06
    price $1,950

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $10,656 · $888/mo
• Projected year-2 tax: $10,656 · $888/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,252
• − Mortgage interest: −$24,927
• − Property taxes: −$10,656
• − Insurance: −$2,225
• − Repairs & maintenance: −$4,820
• − Management: −$4,820
• − Depreciation: −$12,945
• Taxable loss: −$141
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $6,749/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Ithaca City School District
• NCES district ID: 3615570
• Math proficiency: 57% ▼ -5.00%
• Reading proficiency: 71% ▲ 11.00%
• Median HH income: $46,528
• Composite: 54.01/100
• National rank: #1397
• State rank: #195 of 590 in NY

Livability — South Hill

• Score: 69/100
• State rank: #471
• US rank: #8329

Category grades

Amenities F Commute F Cost of living D+ Crime D+ Employment A+ Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Hill, NY
• County: Tompkins County · 68,610 people
• Metro: Ithaca, NY
• Population (ZIP): 68,610
• Household income: $71,445
• Rent vs Own: 55.2% rent · 44.8% own
• Severe rent burden: 5169.0

Population outlook (Tompkins County) Hauer SSP2

• Today (2025): 113,958 people
• By 2030: 118,774 · +4.2%
• By 2040: 125,927 · +10.5%
• By 2050: 133,599 · +17.2%
• By 2075: 156,759 · +37.6%
• By 2100: 169,896 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Asian 13% Hispanic / Latino 8% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 3% Italian 3% Scotch-Irish 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 79% English-only · Chinese 5% Spanish 4% Other Indo-European 4%

Political lean MEDSL · Tompkins

• 2024 margin: Solid D (+50.6) · D 75.3% · R 24.7%
• 2008→2024 swing: +8.6pp toward D · 2008: 42.1pp · 2024: 50.6pp
• All cycles: 2024: D+50.6 2020: D+49.2 2016: D+42.1 2012: D+39.8 2008: D+42.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -276.59%
• Current HPI: 389.7215
• Rent YoY: ▲ 5.22%
• Metro: Ithaca, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+23746.2% since first listed

19 events — show timeline

• 2026-06-16 Price Changed $465,000 IBRMLS
• 2026-06-16 Price Changed $465,000 IBRMLS
• 2026-06-13 Price Changed $450,000 IBRMLS
• 2026-06-13 Listed $450,000 IBRMLS
• 2026-06-02 Listed $465,000 IBRMLS
• 2026-05-28 Price Changed $468,000 IBRMLS
• 2026-05-28 Price Changed $468,000 IBRMLS
• 2026-05-13 Price Changed $480,000 IBRMLS
• 2026-05-13 Listed $480,000 IBRMLS
• 2026-04-27 Listed $495,000 IBRMLS
• 2024-10-02 Sold (Public Records) $435,000 Public Records
• 2024-09-26 Sold (MLS) $435,000 IBRMLS
• 2024-08-28 Pending — IBRMLS
• 2024-07-25 Contingent — IBRMLS
• 2024-05-15 Relisted — IBRMLS
• 2024-05-15 Contingent — IBRMLS
• 2024-04-19 Price Changed $445,000 IBRMLS
• 2023-09-14 Listed $650,000 IBRMLS
• 2022-02-06 Price Changed $1,950 RENT.

Property tax history

+3.8%/yr

Latest (2025): $10,656 · +2.7% YoY. Source: county tax records.