610 E Main St E · Endicott, NY 13760

$230,000

6 bd · 2.0 ba · 2,500 sqft · MultiFamily public records · 106 Days on market

Built 1920 7,405 sqft lot $92/sqft · 43% above area Est $160k · 43% over

---

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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Rent growth +4.3/5.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Back on Market Due to Buyers financing issue. Location, location. Well cared for side by side twin on Main Street Endicott Across from McDonald's near schools, shopping, and other services. Each unit has 3 beds, 1 1/2 baths, large kitchens, living rooms and dining rooms. Apartments are spacious, they include attic and basement space as well. Each has separate fenced back yards and driveways. Tenants pay own utilities except water. Roof is just 8 years old, both water heaters replaced in 2023.This is a great owner occupy or investment. Home is being sold as is. Call for a showing today.

Key facts

• Large kitchens
• 7,405 sq ft lot
• Built 1920

Tags

• SEPARATE FENCED BACK YARDS
• LARGE KITCHENS
• ATTIC AND BASEMENT SPACE
• WATER HEATERS REPLACED

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $230k.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $209k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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); 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) — zoned schools average 57% FRL vs 42% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.1%/yr); 213 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 $2k of loan paydown is wiped out by about $7k 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 $64k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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 $55k; list at $230k implies a 318% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,300 (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 1920 — 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 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. 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 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: 1.30% ✓
• Cap rate: 10.49%
• Cash-on-cash: 15.00%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

• ARV (median comp): $160,434
• List price: $230,000
• Delta: 43.36%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 S Liberty Ave	0.54mi	6/2.0	2,404 (-4%)	1mo	$190,000	$79	68
107 Cleveland Ave	0.40mi	5/4.0 (-1)	2,556 (+2%)	1mo	$51,500	$20	64
208 S Liberty Ave	0.53mi	6/2.0	2,376 (-5%)	7mo	$201,000	$85	61
7 Parsons Ave	0.43mi	6/2.0	2,432 (-3%)	21mo	$65,000	$27	58
9 S Loder Ave	0.48mi	6/2.0	2,702 (+8%)	22mo	$225,000	$83	45

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: 10.1%
• Equity multiple: 1.42×
• Total profit: $26,838
• Equity at exit: $34,294

10-year hold

• IRR: 22.3%
• Equity multiple: 3.28×
• Total profit: $146,677
• Equity at exit: $19,886

Cash invested: $64,400 (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 13760

• Home prices YoY: -32.7%
• Rents YoY: 7.1%
• Active inventory: 213
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,989 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$254 /mo · $3,051/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $805

Break-even live

Break-even rent $1,970

Max offer price $230,000

Occupancy floor 68%

Sensitivity live

Price	-10% $935	-5% $870	+0% $805	+5% $740	+10% $675
Rent	-10% $569	-5% $687	+0% $805	+5% $923	+10% $1,041
Rate	-1.0pp $921	-0.5pp $864	base $805	+0.5pp $746	+1.0pp $685

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,990
Total (2 units)			$2,989

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Milan Ave Endicott, NY	5.0	2.0	2240	$2,350	$1.05	45d	1	1.35mi

Listing history 29 events

1. 2026-06-19
   days on market $230,000 Active 106 DOM
2. 2026-06-18
   days on market $230,000 Active 105 DOM
3. 2026-06-17
   days on market $230,000 Active 104 DOM
4. 2026-06-16
   days on market $230,000 Active 103 DOM
5. 2026-06-15
   days on market $230,000 Active 102 DOM
6. 2026-06-14
   days on market $230,000 Active 100 DOM
7. 2026-06-13
   days on market $230,000 Active 99 DOM
8. 2026-06-10
   days on market $230,000 Active 97 DOM
9. 2026-06-09
   days on market $230,000 Active 96 DOM
10. 2026-06-08
    days on market $230,000 Active 95 DOM
11. 2026-06-07
    days on market $230,000 Active 94 DOM
12. 2026-06-05
    days on market $230,000 Active 91 DOM
13. 2026-06-03
    days on market $230,000 Active 90 DOM
14. 2026-06-02
    days on market $230,000 Active 89 DOM
15. 2026-06-01
    days on market $230,000 Active 88 DOM
16. 2026-05-31
    days on market $230,000 Active 87 DOM
17. 2026-05-30
    days on market $230,000 Active 86 DOM
18. 2026-04-29
    status Active 592-char remark

    Show marketing remark (592 chars)

    Back on Market Due to Buyers financing issue. Location, location. Well cared for side by side twin on Main Street Endicott Across from McDonald's near schools, shopping, and other services. Each unit has 3 beds, 1 1/2 baths, large kitchens, living rooms and dining rooms. Apartments are spacious, they include attic and basement space as well. Each has separate fenced back yards and driveways. Tenants pay own utilities except water. Roof is just 8 years old, both water heaters replaced in 2023.This is a great owner occupy or investment. Home is being sold as is. Call for a showing today.

19. 2026-04-10
    historical Active Under Contract 592-char remark

    Show marketing remark (592 chars)

    Back on Market Due to Buyers financing issue. Location, location. Well cared for side by side twin on Main Street Endicott Across from McDonald's near schools, shopping, and other services. Each unit has 3 beds, 1 1/2 baths, large kitchens, living rooms and dining rooms. Apartments are spacious, they include attic and basement space as well. Each has separate fenced back yards and driveways. Tenants pay own utilities except water. Roof is just 8 years old, both water heaters replaced in 2023.This is a great owner occupy or investment. Home is being sold as is. Call for a showing today.

20. 2026-01-30
    status Pending 592-char remark

    Show marketing remark (592 chars)

    Back on Market Due to Buyers financing issue. Location, location. Well cared for side by side twin on Main Street Endicott Across from McDonald's near schools, shopping, and other services. Each unit has 3 beds, 1 1/2 baths, large kitchens, living rooms and dining rooms. Apartments are spacious, they include attic and basement space as well. Each has separate fenced back yards and driveways. Tenants pay own utilities except water. Roof is just 8 years old, both water heaters replaced in 2023.This is a great owner occupy or investment. Home is being sold as is. Call for a showing today.

21. 2026-01-07
    status Active 592-char remark

    Show marketing remark (592 chars)

    Back on Market Due to Buyers financing issue. Location, location. Well cared for side by side twin on Main Street Endicott Across from McDonald's near schools, shopping, and other services. Each unit has 3 beds, 1 1/2 baths, large kitchens, living rooms and dining rooms. Apartments are spacious, they include attic and basement space as well. Each has separate fenced back yards and driveways. Tenants pay own utilities except water. Roof is just 8 years old, both water heaters replaced in 2023.This is a great owner occupy or investment. Home is being sold as is. Call for a showing today.

22. 2025-09-29
    status Pending 592-char remark

    Show marketing remark (592 chars)

    Back on Market Due to Buyers financing issue. Location, location. Well cared for side by side twin on Main Street Endicott Across from McDonald's near schools, shopping, and other services. Each unit has 3 beds, 1 1/2 baths, large kitchens, living rooms and dining rooms. Apartments are spacious, they include attic and basement space as well. Each has separate fenced back yards and driveways. Tenants pay own utilities except water. Roof is just 8 years old, both water heaters replaced in 2023.This is a great owner occupy or investment. Home is being sold as is. Call for a showing today.

23. 2025-09-16
    listed $230,000 Active 592-char remark

    Show marketing remark (592 chars)

    Back on Market Due to Buyers financing issue. Location, location. Well cared for side by side twin on Main Street Endicott Across from McDonald's near schools, shopping, and other services. Each unit has 3 beds, 1 1/2 baths, large kitchens, living rooms and dining rooms. Apartments are spacious, they include attic and basement space as well. Each has separate fenced back yards and driveways. Tenants pay own utilities except water. Roof is just 8 years old, both water heaters replaced in 2023.This is a great owner occupy or investment. Home is being sold as is. Call for a showing today.

24. 2020-09-03
    soldstatus $55,000
25. 2017-01-20
    soldstatus $30,000
26. 2015-12-03
    listed $64,000
27. 2014-04-22
    listed $75,000
28. 2005-01-15
    listed $69,900
29. 1999-03-20
    listed $59,900

ⓘ 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: $3,051 · $254/mo
• Projected year-2 tax: $3,469 · $289/mo
• Expected delta: +$418/yr (+$35/mo · 13.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 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 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: $35,868
• − Mortgage interest: −$12,884
• − Property taxes: −$3,051
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,869
• − Management: −$2,869
• − Depreciation: −$6,691
• Taxable income: $6,354
• Est. tax owed @ 24.0%: −$1,525
• After-tax cash flow: $8,136/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

+284.0% since first listed

12 events — show timeline

• 2026-04-29 Relisted — GBAOR
• 2026-04-10 Contingent — GBAOR
• 2026-01-30 Pending — GBAOR
• 2026-01-07 Relisted — GBAOR
• 2025-09-29 Pending — GBAOR
• 2025-09-16 Listed $230,000 GBAOR
• 2020-09-03 Sold (Public Records) $55,000 Public Records
• 2017-01-20 Sold (Public Records) $30,000 Public Records
• 2015-12-03 Listed $64,000 GBAOR
• 2014-04-22 Listed $75,000 GBAOR
• 2005-01-15 Listed $69,900 GBAOR
• 1999-03-20 Listed $59,900 GBAOR

Property tax history

-1.4%/yr

Latest (2025): $3,051 · +3.4% YoY. Source: county tax records.