3517 Mary St · Endwell, NY 13760

$115,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 106 Days on market

Built 1930 6,075 sqft lot $137/sqft · 17% below area Est $138k · 17% under ↓ 8% since listing

---

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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Schools +4.9/10.0
• 1% rule +4.8/10.0
• Rent growth +4.3/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful starter home in a convenient location. Just off Hooper road close to the George F Highway. Quiet dead end street. Newer windows. Needs some cosmetic updates. Nice yard. Tenant occupied. Needs 24 hour notice to show. Maine Endwell Schools. Basement could be finished.

Key facts

• Newer windows
• Convenient location
• Nice yard

Tags

• CONVENIENT LOCATION
• QUIET DEAD END STREET
• NEWER WINDOWS
• NICE YARD
• BASEMENT COULD BE FINISHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (1.8% below list).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.0% in Endwell — 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 73/100 on livability (#303 in NY, #4,992 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools A; Watch: crime D-, amenities F, commute F.
• Maine-Endwell Central School District (suburban): math 54% / reading 60% proficiency, ranked #278 of 590 in NY (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.1%/yr); 213 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 8.5

CMA / ARV

• ARV (median comp): $138,267
• List price: $115,000
• Delta: -16.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Brookside Ave N	0.11mi	2/1.0	910 (+8%)	9mo	$165,000	$181	74
12 Paynter Ave	0.12mi	3/1.0 (+1)	769 (-8%)	4mo	$133,865	$174	72
3224 Lawndale St	0.25mi	2/1.0	912 (+9%)	4mo	$165,000	$181	70
3200 Metz Ave	0.43mi	2/1.0	816 (-3%)	8mo	$129,000	$158	69
2802 North St	0.69mi	3/1.0 (+1)	855 (+2%)	10mo	$85,000	$99	51
3130 Malverne Rd	0.58mi	2/1.0	936 (+11%)	23mo	$130,000	$139	35

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: -5.6%
• Equity multiple: 0.78×
• Total profit: $-7,020
• Equity at exit: $17,147

10-year hold

• IRR: 8.3%
• Equity multiple: 1.75×
• Total profit: $24,246
• Equity at exit: $9,943

Cash invested: $32,200 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,129 high
• Mortgage (P&I): −$603
• Tax from tax record: −$135 /mo · $1,618/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $106

Break-even live

Break-even rent $995

Max offer price $115,000

Occupancy floor 86%

Sensitivity live

Price	-10% $171	-5% $139	+0% $106	+5% $74	+10% $41
Rent	-10% $17	-5% $62	+0% $106	+5% $151	+10% $195
Rate	-1.0pp $164	-0.5pp $135	base $106	+0.5pp $76	+1.0pp $46

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2911 Watson Blvd Unit 1 Endicott, NY	1.0	1.5	800	$800	$1.00	45d	1	0.48mi
2909 Watson Blvd Unit 1 Endicott, NY	1.0	1.0	800	$800	$1.00	45d	1	0.49mi
3544 Smith Dr Endicott, NY	1.0–2.0	1.0	937	$1,245	$1.33	14d	1	0.61mi
2602 North St Unit 3W Endicott, NY	2.0	1.0	900	$1,100	$1.22	22d	1	0.77mi
5 Colorado Ave Unit 2 Endicott, NY	2.0	1.0	750	$1,200	$1.60	45d	1	0.97mi
5 Colorado Ave Unit 1 Endicott, NY	2.0	1.0	750	$1,300	$1.73	45d	1	0.97mi
3 Delaware Ave Unit 200 Endicott, NY	1.0	1.0	600	$800	$1.33	45d	1	1.03mi
107 N Jackson Ave Apt 2 Endicott, NY	2.0	1.0	950	$1,350	$1.42	45d	1	1.18mi
2007 Tracy St Unit 1st Floor Endicott, NY	2.0	1.0	819	$1,250	$1.53	45d	1	1.19mi
1901 Tracy St Fl Ea Endicott, NY	2.0	1.0	986	$1,200	$1.22	22d	1	1.29mi
305 Adams Ave Endicott, NY	3.0	1.0	800	$1,450	$1.81	22d	1	1.35mi
3127 Burris Rd Vestal, NY	1.0–2.0	1.0	770	$1,600	$2.08	14d	12	1.48mi
124 Squires Ave Unit 2 Endicott, NY	2.0	1.0	750	$1,100	$1.47	45d	1	1.48mi
317 Rogers Ave Unit 2 Endicott, NY	3.0	1.0	1000	$1,300	$1.30	22d	1	1.48mi
317 Rogers Ave Endicott, NY	2.0	1.0	900	$1,300	$1.44	22d	1	1.48mi

Listing history 17 events

1. 2026-06-19
   days on market $115,000 Active 106 DOM
2. 2026-06-18
   days on market $115,000 Active 105 DOM
3. 2026-06-17
   days on market $115,000 Active 104 DOM
4. 2026-06-16
   days on market $115,000 Active 103 DOM
5. 2026-06-15
   days on market $115,000 Active 102 DOM
6. 2026-06-14
   days on market $115,000 Active 100 DOM
7. 2026-06-13
   days on market $115,000 Active 99 DOM
8. 2026-06-10
   days on market $115,000 Active 97 DOM
9. 2026-06-09
   days on market $115,000 Active 96 DOM
10. 2026-06-08
    days on market $115,000 Active 95 DOM
11. 2026-06-07
    days on market $115,000 Active 94 DOM
12. 2026-06-02
    days on market $115,000 Active 89 DOM
13. 2026-06-01
    days on market $115,000 Active 88 DOM
14. 2026-05-31
    days on market $115,000 Active 87 DOM
15. 2026-05-30
    days on market $115,000 Active 86 DOM
16. 2026-03-16
    price $120,000 276-char remark

    Show marketing remark (276 chars)

    Wonderful starter home in a convenient location. Just off Hooper road close to the George F Highway. Quiet dead end street. Newer windows. Needs some cosmetic updates. Nice yard. Tenant occupied. Needs 24 hour notice to show. Maine Endwell Schools. Basement could be finished.

17. 2026-03-05
    listed $129,900 Active 276-char remark

    Show marketing remark (276 chars)

    Wonderful starter home in a convenient location. Just off Hooper road close to the George F Highway. Quiet dead end street. Newer windows. Needs some cosmetic updates. Nice yard. Tenant occupied. Needs 24 hour notice to show. Maine Endwell Schools. Basement could be finished.

ⓘ 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: $1,618 · $135/mo
• Projected year-2 tax: $1,781 · $148/mo
• Expected delta: +$163/yr (+$14/mo · 10.1%)

ⓘ 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 2% 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: $13,550
• − Mortgage interest: −$6,442
• − Property taxes: −$1,618
• − Insurance: −$575
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$3,345
• Taxable loss: −$598
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $1,418/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: Maine-Endwell Central School District
• NCES district ID: 3618150
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 60% ▲ 6.00%
• Median HH income: $55,531
• Composite: 49.1/100
• National rank: #2052
• State rank: #278 of 590 in NY

Livability — Endwell

• Score: 73/100
• State rank: #303
• US rank: #4992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Endwell, NY
• County: Broome County · 126,805 people
• 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

-7.6% since first listed

2 events — show timeline

• 2026-03-16 Price Changed $120,000 GBAOR
• 2026-03-05 Listed $129,900 GBAOR

Property tax history

+1.5%/yr

Latest (2025): $1,618 · +2.2% YoY. Source: county tax records.