312 Roosevelt Ave · Endicott, NY 13760

$209,000

28 bd · 16.0 ba · 4,884 sqft · MultiFamily public records · 53 Days on market

Built 1965 8,450 sqft lot $43/sqft · 54% below area Est $341k · 39% under

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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 (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Fully Rented 4-Family Investment Property on a Spacious Double Lot. Well Maintained building features separate utilities for each unit, offering ease of managment and tenant independence. Recent upgrades include a new roof, updated plumbing, new hotwater heaters, New gas lines-providing peace of mind and reduced maintaince costs for years to come. Strong rental history with steady income potential. This 4-Family is an Ideal Addition to Any Investor's Portfolio.

Key facts

• 8,450 sq ft lot
• Built 1965
• Listed 52 days

Property features AI

Finance

• Financial info: Rents by unit: $500, $855, $500, $500

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential income property; Quadruplex
• Construction: Vinyl siding
• Exterior features: Covered porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One 1-bed unit; One 3-bed unit; One 1-bed unit; One 2-bed unit
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: Four full bathrooms (total)
• Heating & cooling: Forced air heating; No cooling
• Interior features: Gas water heater; Range; Refrigerator
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $209,000 price doesn't fit this home's estimated sale value (~$341,146) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4 × 7-bed/4.0-bath units multifamily listed at $209k.

Deal economics

• At list price, monthly cash flow is $4k ($52k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $209k).
• Recommended offer: $203k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.9% 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: Charles F Johnson Jr Elementary School (math 17% / reading 27%, grade F, #1,923 of 2,108 statewide, top 92%, 387 students, 66% FRL) — zoned schools average 66% FRL vs 42% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 50% district-wide (-28 pts) — the specific schools serving this property underperform the Union-Endicott Central School District average; the district grade overstates school quality for this exact location.
• 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).
• At $7,190/mo this rent would consume 131% of the median local household income ($66k/yr) (locally 1480% 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 $1k of loan paydown is wiped out by about $6k 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 $59k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $56k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $209k implies a 224% gain — meaningful room to come down on a strong offer.

Recommended offer $202,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.44% ✓
• Cap rate: 30.94%
• Cash-on-cash: 88.01%
• DSCR: 4.92
• GRM: 2.4

CMA / ARV

• ARV (median comp): $341,146
• List price: $209,000
• Delta: -38.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.09% rent growth · sell at horizon

5-year hold

• IRR: 93.1%
• Equity multiple: 5.62×
• Total profit: $270,370
• Equity at exit: $31,163

10-year hold

• IRR: 96.8%
• Equity multiple: 13.39×
• Total profit: $725,269
• Equity at exit: $18,071

Cash invested: $58,520 (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: 9.7×

Monthly cashflow live

• Estimated rent: $7,190 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$205 /mo · $2,460/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,510
• Net cashflow: $4,292

Break-even live

Break-even rent $1,757

Max offer price $209,000

Occupancy floor 35%

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

Units	Beds	Baths	Est. rent
▸ 4× units	7	4	$7,192
Total (4 units)			$7,190

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $209,000 Active 53 DOM
2. 2026-06-18
   days on market $209,000 Active 52 DOM
3. 2026-06-17
   days on market $209,000 Active 51 DOM
4. 2026-06-16
   days on market $209,000 Active 50 DOM
5. 2026-06-15
   days on market $209,000 Active 49 DOM
6. 2026-06-14
   days on market $209,000 Active 47 DOM
7. 2026-06-13
   days on market $209,000 Active 46 DOM
8. 2026-06-10
   days on market $209,000 Active 44 DOM
9. 2026-06-09
   days on market $209,000 Active 43 DOM
10. 2026-06-08
    days on market $209,000 Active 42 DOM
11. 2026-06-07
    pricedays on market $209,000 Active 41 DOM
12. 2026-06-05
    days on market $265,000 Active 38 DOM
13. 2026-06-03
    days on market $265,000 Active 37 DOM
14. 2026-06-02
    days on market $265,000 Active 36 DOM
15. 2026-06-01
    days on market $265,000 Active 35 DOM
16. 2026-05-31
    days on market $265,000 Active 34 DOM
17. 2026-05-30
    days on market $265,000 Active 33 DOM
18. 2026-04-27
    listed $265,000 Active 465-char remark
19. 2019-11-12
    soldstatus $64,500
20. 2019-11-01
    soldstatus $64,500
21. 2019-09-04
    listed $64,500
22. 2019-02-07
    listed $64,500
23. 2017-06-06
    listed $79,900
24. 2015-01-05
    listed $89,900
25. 2014-04-07
    listed $69,000
26. 2013-03-26
    soldstatus $41,250
27. 2008-06-25
    soldstatus $46,391

ⓘ 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: $2,460 · $205/mo
• Projected year-2 tax: $2,996 · $250/mo
• Expected delta: +$536/yr (+$45/mo · 21.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $86,280
• − Mortgage interest: −$11,707
• − Property taxes: −$2,460
• − Insurance: −$1,045
• − Repairs & maintenance: −$6,902
• − Management: −$6,902
• − Depreciation: −$6,080
• Taxable income: $51,183
• Est. tax owed @ 24.0%: −$12,284
• After-tax cash flow: $39,220/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

+350.5% since first listed

11 events — show timeline

• 2026-06-05 Price Changed $209,000 GBAOR
• 2026-04-27 Listed $265,000 GBAOR
• 2019-11-12 Sold (Public Records) $64,500 Public Records
• 2019-11-01 Sold (MLS) $64,500 GBAOR
• 2019-09-04 Listed $64,500 GBAOR
• 2019-02-07 Listed $64,500 GBAOR
• 2017-06-06 Listed $79,900 GBAOR
• 2015-01-05 Listed $89,900 GBAOR
• 2014-04-07 Listed $69,000 GBAOR
• 2013-03-26 Sold (Public Records) $41,250 Public Records
• 2008-06-25 Sold (Public Records) $46,391 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,460 · +3.4% YoY. Source: county tax records.