509 South St · Endicott, NY 13760

$129,000

2 bd · 1.0 ba · 1,762 sqft · SingleFamily public records · 5 Days on market

Built 1920 6,098 sqft lot Est $162k · 20% 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.5/10.0
• 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

Listing remarks

Welcome to this charming 4-bedroom home, perfect for people seeking comfort and convenience. This property features 1 full bath and 2 half baths, providing ample space for residents and guests. The roof is just 7 years old, ensuring peace of mind for years to come. Enjoy the benefits of municipal electric, making utility management a breeze. Step outside to a spacious, fenced-in backyard, ideal for outdoor activities and gatherings. Don’t miss the opportunity to make this lovely home your own! Schedule a showing today

Key facts

• Fenced-in backyard
• Municipal electric
• 7 years old roof

Tags

• FENCED-IN BACKYARD
• MUNICIPAL ELECTRIC
• 7 YEARS OLD ROOF

Property features AI

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; Three or more levels
• Construction: Aluminum siding
• Exterior features: Covered porch

Interior

• Kitchen: Range; Free-standing range; Refrigerator
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Steam heating; Ceiling fans; Wall/Window air conditioning units
• Interior features: Range; Free-standing range; Gas water heater; Refrigerator; Has basement; 12 total rooms
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Cap rate 8.8% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $892 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $88k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $162,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 South St	0.15mi	3/2.5 (+1)	1,690 (-4%)	1mo	$79,000	$47	74
527 South St	0.08mi	3/1.0 (+1)	1,934 (+10%)	2mo	$61,100	$32	73
1024 Southern Dr	0.18mi	2/1.5	1,637 (-7%)	10mo	$210,000	$128	70
228 Valley Dr	0.39mi	3/2.0 (+1)	1,835 (+4%)	7mo	$265,000	$144	60
3 S Loder Ave	0.46mi	3/1.5 (+1)	1,680 (-5%)	13mo	$135,000	$80	53
115 Cleveland Ave	0.48mi	3/1.5 (+1)	1,800 (+2%)	17mo	$148,000	$82	53
202 Cleveland Ave	0.41mi	3/1.5 (+1)	1,554 (-12%)	5mo	$167,000	$107	50
404 N Oak Ave	0.59mi	3/1.5 (+1)	1,889 (+7%)	9mo	$173,000	$92	46
104 Kimble Rd	0.70mi	3/2.0 (+1)	1,739 (-1%)	16mo	$215,000	$124	42
543 Davis Ave	0.72mi	3/1.5 (+1)	1,965 (+12%)	10mo	$165,000	$84	32
213 W Edwards St	0.67mi	3/2.0 (+1)	1,516 (-14%)	7mo	$152,000	$100	31
508 Woodford Ave	0.74mi	3/1.5 (+1)	2,016 (+14%)	10mo	$185,100	$92	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 · 7.09% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,275
• Equity at exit: $19,234

10-year hold

• IRR: 15.8%
• Equity multiple: 2.55×
• Total profit: $56,139
• Equity at exit: $11,154

Cash invested: $36,120 (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: $1,609 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$271 /mo · $3,248/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $270

Break-even live

Break-even rent $1,267

Max offer price $129,000

Occupancy floor 78%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 S Liberty Ave Unit 2 Endicott, NY	3.0	1.0	2376	$1,700	$0.72	21d	1	0.43mi
1807 Riverview Dr #1 Endicott, NY	3.0	1.5	1266	$1,800	$1.42	21d	1	0.91mi
112 N Roosevelt Ave Endicott, NY	3.0	2.0	1299	$1,850	$1.42	44d	1	1.24mi
204 Rogers Ave Endicott, NY	2.0	1.5	1456	$2,000	$1.37	21d	1	1.25mi

Listing history 8 events

1. 2026-06-03
   status $129,000 Pending 5 DOM
2. 2026-06-02
   days on market $129,000 Active 5 DOM
3. 2026-06-01
   days on market $129,000 Active 4 DOM
4. 2026-05-31
   days on market $129,000 Active 3 DOM
5. 2026-05-30
   days on market $129,000 Active 2 DOM
6. 2026-05-28
   listed $129,000 Active
7. 2007-07-18
   soldstatus $88,500
8. 2003-11-07
   soldstatus $77,500

ⓘ 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: $3,248 · $271/mo
• Projected year-2 tax: $3,248 · $271/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 5/10 Major FEMA zone X · 27% 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 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: $19,304
• − Mortgage interest: −$7,226
• − Property taxes: −$3,248
• − Insurance: −$645
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$3,753
• Taxable income: $1,344
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $2,917/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

+66.5% since first listed

3 events — show timeline

• 2026-05-28 Listed $129,000 GBAOR
• 2007-07-18 Sold (Public Records) $88,500 Public Records
• 2003-11-07 Sold (Public Records) $77,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,248 · +3.4% YoY. Source: county tax records.