344 Doris Ave · Endicott, NY 13850

$180,000

4 bd · 1.5 ba · 1,710 sqft · SingleFamily public records · 2 Days on market

Built 1943 6,534 sqft lot Est $231k · 22% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +5.8/30.0
• Schools +5.7/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE POTENTIAL, NEW roof, windows, siding, hwh!!!2 fireplaces (din, bsmnt). Large family room & master addition in 1973. 3 sheds on property (2electric). SOLD 'AS IS' Home is being sold for nursing home bill, NO money for repairs!

Key facts

• Gas fireplaces
• Flat backyard
• Corner lot

Tags

• CORNER LOT
• WOODED LAND
• SHIPLAP ACCENTS
• EXPOSED BRICK DETAILS
• GAS FIREPLACES
• FLAT BACKYARD

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence (Residential); Above-grade finished area approximately 1,710
• Construction: Brick and vinyl siding exterior
• Exterior features: Porch; Level lot

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Ceiling fan(s) for cooling
• Interior features: Dryer, Washer, Microwave, Refrigerator, Gas water heater; Two fireplaces (masonry, gas) serving basement and dining room; 10 total rooms; Basement
• Laundry & utility: Washer and Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-357 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (13.9% below list).
• Recommended offer: $135k (25.0% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 5.5% in Endicott — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Vestal Central School District (suburban): math 63% / reading 68% proficiency, ranked #168 of 590 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Clayton Avenue Elementary School (math 52% / reading 62%, grade C+, #842 of 2,108 statewide, top 43%, 248 students, 49% FRL) — zoned schools average 49% FRL vs 17% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 90 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $89k; list at $180k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,934 (25.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.86% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.49%
• DSCR: 0.62
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $230,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 Leroy Ave	0.06mi	3/2.0 (-1)	1,631 (-5%)	4mo	$220,000	$135	79
820 Verna Dr	0.13mi	4/1.5	1,535 (-10%)	0mo	$234,900	$153	76
528 Torrance Ave	0.28mi	4/1.5	1,596 (-7%)	7mo	$231,000	$145	70
339 Torrance Ave	0.27mi	3/2.0 (-1)	1,696 (-1%)	12mo	$225,000	$133	69
321 Torrance Ave	0.26mi	3/1.0 (-1)	1,824 (+7%)	5mo	$179,900	$99	66
1301 Front St	0.33mi	3/2.0 (-1)	1,730 (+1%)	14mo	$245,000	$142	64
324 Frey Ave	0.53mi	4/2.0	1,794 (+5%)	2mo	$350,000	$195	63
1409 Arch Dr	0.41mi	3/2.0 (-1)	1,661 (-3%)	11mo	$261,000	$157	60
1428 Arch Dr	0.45mi	3/1.0 (-1)	1,840 (+8%)	11mo	$200,000	$109	50
408 Butternut Dr	0.61mi	3/1.0 (-1)	1,699 (-1%)	20mo	$180,000	$106	47
404 Elmhaven Dr	0.59mi	3/2.0 (-1)	1,884 (+10%)	7mo	$175,000	$93	43
312 Virginia Ave	0.61mi	4/2.0	1,466 (-14%)	16mo	$170,000	$116	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -31.1%
• Equity multiple: -0.02×
• Total profit: $-51,653
• Equity at exit: $26,839

10-year hold

• IRR: -33.2%
• Equity multiple: -0.45×
• Total profit: $-73,292
• Equity at exit: $15,563

Cash invested: $50,400 (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 13850

• Home prices YoY: -33.5%
• Active inventory: 90
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$562 /mo · $6,747/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-357

Break-even live

Break-even rent $2,001

Max offer price $134,934

Occupancy floor —

Sensitivity live

Price	-10% $-255	-5% $-306	+0% $-357	+5% $-408	+10% $-459
Rent	-10% $-479	-5% $-418	+0% $-357	+5% $-295	+10% $-234
Rate	-1.0pp $-266	-0.5pp $-311	base $-357	+0.5pp $-403	+1.0pp $-451

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1156 Glenwood Rd Vestal, NY	3.0	1.5	1200	$1,550	$1.29	45d	1	1.44mi

Listing history 3 events

1. 2026-06-19
   days on market $180,000 Active 2 DOM
2. 2026-06-18
   remarks 646-char remark
3. 2026-06-18
   listed $180,000 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: $6,747 · $562/mo
• Projected year-2 tax: $6,747 · $562/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 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: $18,600
• − Mortgage interest: −$10,083
• − Property taxes: −$6,747
• − Insurance: −$900
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$5,236
• Taxable loss: −$7,342
• Est. tax savings @ 24.0%: +$1,762
• After-tax cash flow: $-2,518/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: Vestal Central School District
• NCES district ID: 3629610
• Math proficiency: 63% ▼ -7.00%
• Reading proficiency: 68% ▲ 4.00%
• Median HH income: $64,143
• Composite: 56.97/100
• National rank: #1111
• State rank: #168 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

• City population: 42,896
• Population (ZIP): 23,675

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 (78%)
• Race & ethnicity: White 78% Asian 12% Hispanic / Latino 5% Two or more races 5% Black 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Scotch-Irish 2% Italian 2%
• Foreign-born: 14% · China, Canada, South Korea
• Languages at home: 84% English-only · Chinese 6% Other Indo-European 5% Other Asian/Pacific 2%

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: ▼ -142.14%
• Current HPI: 282.4645
• Rent YoY: —
• Metro: —
• 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

+140.0% since first listed

4 events — show timeline

• 2026-06-17 Listed $180,000 GBAOR
• 2025-12-03 Sold (Public Records) $88,744 Public Records
• 2014-03-07 Sold (MLS) $50,000 GBAOR
• 2013-12-07 Listed $75,000 GBAOR

Property tax history

+6.8%/yr

Latest (2025): $6,747 · +71.9% YoY. Source: county tax records.