21 Robble Ave · Endicott, NY 13760

$129,000

2 bd · 1.0 ba · 1,004 sqft · SingleFamily public records · 24 Days on market

Built 1912 4,791 sqft lot Est $131k · at est.

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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 +18.7/30.0
• ARV discount +8.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.2/10.0
• 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

Looking for an affordable place to call home or an opportunity to generate investment income? 21 Robble Ave offers flexibility and value. This 2 bedroom, 1 bath home has been used as a rental property and has been maintained in good condition, making it suitable for both owner-occupants and investors alike. Inside, you’ll find a functional layout with comfortable living space, a spacious dining area, and a kitchen with ample room for everyday use. The property also offers a private driveway, backyard space, and convenient laundry hookups. Located on Endicott’s north side, the home is close to shopping, parks, restaurants, schools, and major roadways, offering an easy commute thr

Key facts

• Close to parks
• Close to restaurants
• Private driveway

Tags

• PRIVATE DRIVEWAY
• BACKYARD SPACE
• LAUNDRY HOOKUPS
• CLOSE TO SHOPPING
• CLOSE TO PARKS
• CLOSE TO RESTAURANTS

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding
• Exterior features: Covered porch; Deck; Sloped-down lot

Interior

• Kitchen: Range; Free-standing range; Dishwasher; Refrigerator; Gas water heater
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; No central cooling
• Interior features: Storm windows; 6 total rooms; Basement

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 $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.6% 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); Jennie F Snapp Middle School (math 31% / reading 51%, grade F, #402 of 729 statewide, top 56%, 822 students, 65% FRL); Union-Endicott High School (math 91% / reading 90%, grade A+, #231 of 1,100 statewide, top 21%, 999 students, 41% FRL).
• Market conditions: Rents rising fast (+7.1%/yr); 217 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $129k implies a 659% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $130,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 N Mckinley Ave	0.49mi	2/1.5	988 (-2%)	6mo	$135,000	$137	67
101 Bermond Ave	0.09mi	3/1.0 (+1)	1,056 (+5%)	18mo	$133,000	$126	67
503 Zimmer Ave	0.58mi	2/1.0	1,074 (+7%)	0mo	$225,000	$209	61
200 Bermond Ave	0.21mi	3/1.0 (+1)	1,104 (+10%)	11mo	$160,000	$145	59
310 N Mckinley Ave	0.61mi	3/1.0 (+1)	1,056 (+5%)	1mo	$175,000	$166	57
326 Squires Ave	0.57mi	2/1.0	1,078 (+7%)	5mo	$140,000	$130	57
96 Cornell Rd	0.09mi	3/1.5 (+1)	1,136 (+13%)	15mo	$198,000	$174	55
215 N Mckinley Ave	0.53mi	2/1.0	884 (-12%)	5mo	$115,000	$130	51
125 Bermond Ave	0.19mi	3/1.5 (+1)	1,144 (+14%)	12mo	$135,000	$118	51
1305 Pine St	0.58mi	2/1.0	1,127 (+12%)	15mo	$110,000	$98	40
309 Squires Ave	0.50mi	3/1.5 (+1)	1,144 (+14%)	9mo	$105,000	$92	39
504 Squires Ave	0.68mi	3/2.0 (+1)	1,116 (+11%)	20mo	$110,000	$99	24

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: -5.1%
• Equity multiple: 0.80×
• Total profit: $-7,195
• Equity at exit: $19,234

10-year hold

• IRR: 8.9%
• Equity multiple: 1.81×
• Total profit: $29,346
• 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: 217
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$676
• Tax from tax record: −$180 /mo · $2,165/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $126

Break-even live

Break-even rent $1,153

Max offer price $129,000

Occupancy floor 85%

Sensitivity live

Price	-10% $199	-5% $163	+0% $126	+5% $90	+10% $53
Rent	-10% $23	-5% $75	+0% $126	+5% $178	+10% $230
Rate	-1.0pp $191	-0.5pp $159	base $126	+0.5pp $93	+1.0pp $59

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 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 North St Unit 1 Endicott, NY	3.0	1.0	800	$1,300	$1.62	45d	1	0.34mi
124 Squires Ave Unit 2 Endicott, NY	2.0	1.0	750	$1,100	$1.47	45d	1	0.42mi
53 Washington Ave Unit 2 Endicott, NY	2.0	1.0	1180	$1,300	$1.10	22d	1	0.47mi
204 Rogers Ave Endicott, NY	2.0	1.5	1456	$2,000	$1.37	22d	1	0.49mi
106 Madison Ave Unit 1 Endicott, NY	3.0	1.0	1050	$1,500	$1.43	45d	1	0.49mi
804 Broad St Unit 2 Endicott, NY	3.0	1.0	975	$1,500	$1.54	45d	1	0.54mi
112 N Roosevelt Ave Endicott, NY	3.0	2.0	1299	$1,850	$1.42	45d	1	0.56mi
317 Rogers Ave Endicott, NY	2.0	1.0	900	$1,300	$1.44	22d	1	0.57mi
317 Rogers Ave Unit 2 Endicott, NY	3.0	1.0	1000	$1,300	$1.30	22d	1	0.57mi
1211 Pine St #1 Endicott, NY	3.0	1.0	952	$1,400	$1.47	45d	1	0.57mi
507 Hill Ave Unit 1 Endicott, NY	2.0	1.0	1072	$1,450	$1.35	45d	1	0.65mi
107 N Jackson Ave Apt 2 Endicott, NY	2.0	1.0	950	$1,350	$1.42	45d	1	0.69mi
305 Adams Ave Endicott, NY	3.0	1.0	800	$1,450	$1.81	22d	1	0.80mi
1901 Tracy St Fl Ea Endicott, NY	2.0	1.0	986	$1,200	$1.22	22d	1	0.88mi
207 S Loder Ave Unit D-15 Endicott, NY	2.0	1.0	700	$925	$1.32	22d	1	0.90mi
2007 Tracy St Unit 1st Floor Endicott, NY	2.0	1.0	819	$1,250	$1.53	45d	1	0.92mi
5 Colorado Ave Unit 1 Endicott, NY	2.0	1.0	750	$1,300	$1.73	45d	1	0.92mi
5 Colorado Ave Unit 2 Endicott, NY	2.0	1.0	750	$1,200	$1.60	45d	1	0.92mi
1807 Riverview Dr #1 Endicott, NY	3.0	1.5	1266	$1,800	$1.42	22d	1	0.98mi
120 Badger Ave Unit 7 Endicott, NY	1.0	1.0	750	$850	$1.13	22d	1	1.11mi
916 Irving Ave Unit 1 Endicott, NY	2.0	1.0	1200	$1,500	$1.25	22d	1	1.12mi
2602 North St Unit 3W Endicott, NY	2.0	1.0	900	$1,100	$1.22	22d	1	1.12mi
404 Exchange Ave Endicott, NY	2.0	1.0	850	$1,100	$1.29	45d	1	1.16mi
2909 Watson Blvd Unit 1 Endicott, NY	1.0	1.0	800	$800	$1.00	45d	1	1.38mi
2911 Watson Blvd Unit 1 Endicott, NY	1.0	1.5	800	$800	$1.00	45d	1	1.39mi
469 Glendale Dr Unit 35 Endicott, NY	2.0	2.0	850	$1,200	$1.41	22d	1	1.46mi

Listing history 20 events

1. 2026-06-22
   days on market $129,000 Active 24 DOM
2. 2026-06-19
   days on market $129,000 Active 22 DOM
3. 2026-06-18
   days on market $129,000 Active 21 DOM
4. 2026-06-17
   days on market $129,000 Active 20 DOM
5. 2026-06-16
   days on market $129,000 Active 19 DOM
6. 2026-06-15
   days on market $129,000 Active 18 DOM
7. 2026-06-14
   days on market $129,000 Active 16 DOM
8. 2026-06-13
   days on market $129,000 Active 15 DOM
9. 2026-06-10
   days on market $129,000 Active 13 DOM
10. 2026-06-09
    days on market $129,000 Active 12 DOM
11. 2026-06-08
    days on market $129,000 Active 11 DOM
12. 2026-06-07
    pricedays on market $129,000 Active 10 DOM
13. 2026-06-05
    days on market $139,900 Active 7 DOM
14. 2026-06-03
    days on market $139,900 Active 6 DOM
15. 2026-06-02
    days on market $139,900 Active 5 DOM
16. 2026-06-01
    days on market $139,900 Active 4 DOM
17. 2026-05-31
    days on market $139,900 Active 3 DOM
18. 2026-05-30
    days on market $139,900 Active 2 DOM
19. 2026-05-28
    listed $139,900 Active
20. 1998-08-18
    soldstatus $17,000

ⓘ 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: $2,165 · $180/mo
• Projected year-2 tax: $2,173 · $181/mo
• Expected delta: +$8/yr (+$1/mo · 0.3%)

ⓘ 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 ≥93°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: $15,753
• − Mortgage interest: −$7,226
• − Property taxes: −$2,165
• − Insurance: −$645
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$3,753
• Taxable loss: −$556
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $1,651/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

+722.9% since first listed

2 events — show timeline

• 2026-05-28 Listed $139,900 GBAOR
• 1998-08-18 Sold (Public Records) $17,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,165 · +3.4% YoY. Source: county tax records.