213 Oak Hill Ave · Endicott, NY 13760

$99,000

5 bd · 2.0 ba · 1,440 sqft · MultiFamily public records · 1 Days on market

Built 1920 6,098 sqft lot Est $153k · 35% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Schools +4.3/10.0
• 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: 2 units. confirmed

Listing remarks

INVESTOR SPECIAL! Looking for your next flip, rental, or BRRRR opportunity? This spacious 2 Family offers a 3BR/1BA + 2BR/1BA unit w/ off-street parking, a nice backyard, & a low acquisition cost that creates a MONEY-MAKING OPPORTUNITY for the right buyer! Located in the Village of Endicott near BAE Systems, SUNY Binghamton, public transportation, shopping, restaurants, downtown Endicott, & major highways. With strong rental demand in the area, this property presents another excellent money-making opportunity to renovate, build equity, & generate long-term cash flow. Property is being SOLD AS-IS. Bring your vision, your contractor, and your toolbox. Some photos have been VIRT

Key facts

• Strong rental demand
• Nice backyard
• Low taxes

Tags

• OFF-STREET PARKING
• NICE BACKYARD
• STRONG RENTAL DEMAND
• RENOVATION POTENTIAL
• LOW TAXES

Property features AI

Finance

• Other: Zoned USF

Exterior

• Parking: No designated on-site parking
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income / multi-family); Facing information not provided; 1,440 above-grade finished area
• Construction: Vinyl siding
• Exterior features: Level lot

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Wall/window air conditioning units
• Interior features: Gas water heater; Carpet and vinyl flooring; Enclosed porch
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.0-bath units multifamily listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $574/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 20.2% vs local median 5.5% in Endicott — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#438 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D, crime F, commute F.
• Union-Endicott Central School District (suburban): math 43% / reading 57% proficiency, ranked #387 of 590 in NY (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: George F Johnson Elementary School (math 35% / reading 47%, grade F, #1,410 of 2,108 statewide, top 67%, 596 students, 44% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising fast (+7.1%/yr); 213 active listings in the ZIP; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• This rent runs 45% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Broome County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 7.1% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y 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.
• Current owner paid $40k; list at $99k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 2.50% ✓
• Cap rate: 20.21%
• Cash-on-cash: 49.70%
• DSCR: 3.21
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $152,640
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Squires Ave	0.21mi	4/2.0 (-1)	1,450 (+1%)	22mo	$133,000	$92	65
601 Oak Ave	0.40mi	4/2.0 (-1)	1,456 (+1%)	13mo	$145,000	$100	64
223 Hill Ave	0.11mi	4/3.0 (-1)	1,620 (+12%)	11mo	$209,000	$129	56
328 Oak Ave	0.19mi	5/2.0	1,650 (+15%)	21mo	$175,000	$106	49
817 N Rogers Ave	0.67mi	4/2.0 (-1)	1,352 (-6%)	5mo	$246,000	$182	49
6 Harrison Ave	0.65mi	4/2.0 (-1)	1,554 (+8%)	7mo	$160,000	$103	46
1613 Newell Rd	0.47mi	4/2.0 (-1)	1,344 (-7%)	23mo	$170,000	$126	42
401 & 403 Taft Ave	0.64mi	4/2.0 (-1)	1,583 (+10%)	18mo	$140,000	$88	34

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 · 7.09% rent growth · sell at horizon

5-year hold

• IRR: 52.3%
• Equity multiple: 3.45×
• Total profit: $67,788
• Equity at exit: $14,761

10-year hold

• IRR: 59.3%
• Equity multiple: 8.25×
• Total profit: $200,963
• Equity at exit: $8,560

Cash invested: $27,720 (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 13760

• Home prices YoY: -32.7%
• Rents YoY: 7.1%
• Active inventory: 213
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,474 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$246 /mo · $2,952/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $1,148

Break-even live

Break-even rent $1,021

Max offer price $99,000

Occupancy floor 49%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1	$2,474
Total (2 units)			$2,474

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 687-char remark
2. 2026-06-18
   listed $99,000 Active 1 DOM

ⓘ 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: $2,952 · $246/mo
• Projected year-2 tax: $2,952 · $246/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 ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $29,688
• − Mortgage interest: −$5,546
• − Property taxes: −$2,952
• − Insurance: −$495
• − Repairs & maintenance: −$2,375
• − Management: −$2,375
• − Depreciation: −$2,880
• Taxable income: $13,065
• Est. tax owed @ 24.0%: −$3,136
• After-tax cash flow: $10,641/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: Union-Endicott Central School District
• NCES district ID: 3610710
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 57% ▲ 11.00%
• Median HH income: $49,265
• Composite: 42.66/100
• National rank: #3176
• State rank: #387 of 590 in NY

Livability — Endicott

• Score: 70/100
• State rank: #438
• US rank: #7657

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Endicott, NY
• County: Broome County · 126,805 people
• City population: 42,896
• Metro: Binghamton, NY
• Population (ZIP): 42,896
• Household income: $66,095
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 1480.0

Population outlook (Broome County) Hauer SSP2

• Today (2025): 187,989 people
• By 2030: 183,066 · -2.6%
• By 2040: 172,228 · -8.4%
• By 2050: 163,161 · -13.2%
• By 2075: 153,641 · -18.3%
• By 2100: 140,851 · -25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 6% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Broome

• 2024 margin: Toss-up / Even · D 50.2% · R 49.8%
• 2008→2024 swing: -7.6pp toward R · 2008: 8.0pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+3.5 2016: R+3.7 2012: D+4.6 2008: D+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.29%
• Current HPI: 270.2661
• Rent YoY: ▲ 7.09%
• Metro: Binghamton, 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

+80.0% since first listed

7 events — show timeline

• 2026-06-18 Listed $99,000 GBAOR
• 2023-07-14 Pending — GBAOR
• 2023-07-06 Listed $50,000 GBAOR
• 2023-05-04 Listed $55,000 GBAOR
• 2003-04-28 Sold (Public Records) $40,500 Public Records
• 2002-03-12 Listed $55,000 GBAOR
• 2001-04-25 Listed $55,000 GBAOR

Property tax history

+6.3%/yr

Latest (2025): $2,952 · +3.4% YoY. Source: county tax records.