537 Woodford Ave · Endicott, NY 13760

$149,900

3 bd · 1.0 ba · 1,165 sqft · SingleFamily public records · 10 Days on market

Built 1950 5,350 sqft lot $129/sqft · 13% above area Est $189k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• 1% rule +4.3/10.0
• Rent growth +4.3/5.0
• Schools +4.3/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming home with a functional layout and great natural light. The kitchen offers ample cabinet and counter space, ready for everyday use. Enjoy a standout sunroom with a warm wood ceiling, walls of windows, and sliding doors overlooking the backyard perfect for relaxing or extra living space. Includes a manageable yard, attached garage, and off-street parking. Wonderful home offering a great opportunity to add your personal touch. Convenient location near shopping and major routes.

Key facts

• Warm wood ceiling
• Walls of windows
• Standout sunroom

Tags

• STANDOUT SUNROOM
• WARM WOOD CEILING
• WALLS OF WINDOWS
• SLIDING DOORS
• OFF-STREET PARKING
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Residential property; Above-grade finished area, with additional finished space below grade
• Construction: Aluminum siding
• Exterior features: Deck; Sloped down lot; Lot dimensions approximately 50 x 107

Interior

• Kitchen: Range; Free-standing range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: Exhaust fan; Gas water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-8 ($-99/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (6.9% below list).
• Recommended offer: $140k (6.9% below list) — sets the bar for 1% rule.

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; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $53k; list at $150k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,584 (6.9% 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.93% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 8.9

CMA / ARV

• ARV (median comp): $188,932
• List price: $149,900
• Delta: -20.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 W Wendell St. St	0.30mi	3/1.0	1,143 (-2%)	4mo	$155,000	$136	80
111 W Wendell St	0.25mi	3/1.0	1,251 (+7%)	12mo	$172,000	$137	66
223 Jamaica Blvd	0.67mi	3/1.0	1,176 (+1%)	3mo	$215,000	$183	65
207 N Page Ave	0.57mi	3/1.5	1,196 (+3%)	3mo	$170,000	$142	65
201 Sliter Pl	0.54mi	3/2.0	1,177 (+1%)	6mo	$196,201	$167	64
110 Cleveland Ave	0.71mi	3/1.0	1,176 (+1%)	6mo	$86,000	$73	60
607 Wallace St	0.64mi	3/1.0	1,122 (-4%)	6mo	$165,000	$147	59
915 Harvard St	0.41mi	2/1.0 (-1)	1,078 (-8%)	7mo	$175,000	$162	58
411 E Franklin St E	0.39mi	4/1.0 (+1)	1,296 (+11%)	7mo	$115,000	$89	52
15 Robble Ave	0.61mi	2/1.0 (-1)	1,242 (+7%)	10mo	$117,000	$94	47
804 Glendale Dr	0.59mi	2/1.0 (-1)	1,282 (+10%)	7mo	$65,000	$51	45
11 Lincoln Ave	0.74mi	3/1.5	1,318 (+13%)	10mo	$155,000	$118	33

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: -11.9%
• Equity multiple: 0.55×
• Total profit: $-18,769
• Equity at exit: $22,351

10-year hold

• IRR: 2.8%
• Equity multiple: 1.24×
• Total profit: $9,953
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$786
• Tax from tax record: −$262 /mo · $3,149/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-8

Break-even live

Break-even rent $1,406

Max offer price $148,440

Occupancy floor 96%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 S Loder Ave Unit D-15 Endicott, NY	2.0	1.0	700	$925	$1.32	21d	1	0.62mi
800 North St Unit 1 Endicott, NY	3.0	1.0	800	$1,300	$1.62	43d	1	0.64mi
804 Broad St Unit 2 Endicott, NY	3.0	1.0	975	$1,500	$1.54	43d	1	0.73mi
404 Exchange Ave Endicott, NY	2.0	1.0	850	$1,100	$1.29	43d	1	0.79mi
469 Glendale Dr Unit 35 Endicott, NY	2.0	2.0	850	$1,200	$1.41	21d	1	0.81mi
106 Madison Ave Unit 1 Endicott, NY	3.0	1.0	1050	$1,500	$1.43	43d	1	0.87mi
53 Washington Ave Unit 2 Endicott, NY	2.0	1.0	1180	$1,300	$1.10	21d	1	0.94mi
1 Jane Lacey Dr Endicott, NY	1.0–3.0	1.0–1.5	900	$1,305	$1.45	21d	1	0.97mi
124 Squires Ave Unit 2 Endicott, NY	2.0	1.0	750	$1,100	$1.47	43d	1	1.06mi
204 Rogers Ave Endicott, NY	2.0	1.5	1456	$2,000	$1.37	21d	1	1.13mi
1211 Pine St #1 Endicott, NY	3.0	1.0	952	$1,400	$1.47	43d	1	1.14mi
317 Rogers Ave Endicott, NY	2.0	1.0	900	$1,300	$1.44	21d	1	1.18mi
317 Rogers Ave Unit 2 Endicott, NY	3.0	1.0	1000	$1,300	$1.30	21d	1	1.18mi
507 Hill Ave Unit 1 Endicott, NY	2.0	1.0	1072	$1,450	$1.35	43d	1	1.19mi
112 N Roosevelt Ave Endicott, NY	3.0	2.0	1299	$1,850	$1.42	43d	1	1.21mi
305 Adams Ave Endicott, NY	3.0	1.0	800	$1,450	$1.81	21d	1	1.29mi
107 N Jackson Ave Apt 2 Endicott, NY	2.0	1.0	950	$1,350	$1.42	43d	1	1.34mi
1901 Tracy St Fl Ea Endicott, NY	2.0	1.0	986	$1,200	$1.22	21d	1	1.37mi
1807 Riverview Dr #1 Endicott, NY	3.0	1.5	1266	$1,800	$1.42	21d	1	1.44mi
2007 Tracy St Unit 1st Floor Endicott, NY	2.0	1.0	819	$1,250	$1.53	43d	1	1.44mi

Listing history 3 events

1. 2026-05-04
   status Pending 488-char remark
2. 2026-04-24
   listed $149,900 Active 488-char remark
3. 2020-03-19
   soldstatus $53,000

ⓘ 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: $3,149 · $262/mo
• Projected year-2 tax: $3,149 · $262/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 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: $16,750
• − Mortgage interest: −$8,397
• − Property taxes: −$3,149
• − Insurance: −$750
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$4,361
• Taxable loss: −$2,586
• Est. tax savings @ 24.0%: +$621
• After-tax cash flow: $521/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

+182.8% since first listed

3 events — show timeline

• 2026-05-04 Pending — GBAOR
• 2026-04-24 Listed $149,900 GBAOR
• 2020-03-19 Sold (Public Records) $53,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,149 · +3.4% YoY. Source: county tax records.