117 Badger Ave · Endicott, NY 13760

$315,000

12 bd · 4.0 ba · 6,300 sqft · MultiFamily public records · 10 Days on market

Built 1970

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

EXCELLENT INVESTMENT PROPERTY IN GOOD CONDITION. ALL UNITS ARE 3 BEDROOMS WITH SEPARATE UTILITIES, NEWER APPTS, MUNICIPAL ELECTRIC.

Key facts

• Covered porch
• Separate utilities
• Completely remodeled

Tags

• COVERED PORCH
• COMPLETELY REMODELED
• NEWER SIDING
• NEWER WINDOWS
• SEPARATE UTILITIES
• LARGE OUTBUILDING

What this means for you Summary

Snapshot

• This is a 12-bed/4.0-bath multifamily listed at $315k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $315k).
• Cap rate 17.5% 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) — 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; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• At $6,449/mo this rent would consume 117% of the median local household income ($66k/yr) (locally 1480% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 $88k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $78k; list at $315k implies a 306% gain — meaningful room to come down on a strong offer.

Recommended offer $315,000

Questions for the listing agent

1. Built in 1970 — 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 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: 2.05% ✓
• Cap rate: 17.50%
• Cash-on-cash: 40.03%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.09% rent growth · sell at horizon

5-year hold

• IRR: 41.0%
• Equity multiple: 2.86×
• Total profit: $164,080
• Equity at exit: $46,968

10-year hold

• IRR: 49.1%
• Equity multiple: 6.76×
• Total profit: $507,900
• Equity at exit: $27,235

Cash invested: $88,200 (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: 16.3×

Monthly cashflow live

• Estimated rent: $6,449 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$369 /mo · $4,428/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,354
• Net cashflow: $2,943

Break-even live

Break-even rent $2,724

Max offer price $315,000

Occupancy floor 49%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$6,448
Total (4 units)			$6,449

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-03
   status Pending
2. 2026-03-24
   listed $315,000 Active
3. 2025-08-24
   status Pending
4. 2025-07-18
   price $299,000
5. 2025-05-13
   listed $315,000 Active
6. 2014-02-24
   soldstatus $77,500
7. 2003-05-29
   soldstatus $79,500
8. 1999-06-28
   soldstatus $41,020 131-char remark

   Show marketing remark (131 chars)

   EXCELLENT INVESTMENT PROPERTY IN GOOD CONDITION. ALL UNITS ARE 3 BEDROOMS WITH SEPARATE UTILITIES, NEWER APPTS, MUNICIPAL ELECTRIC.

9. 1999-06-28
   soldstatus $41,020

   Show marketing remark (131 chars)

   EXCELLENT INVESTMENT PROPERTY IN GOOD CONDITION. ALL UNITS ARE 3 BEDROOMS WITH SEPARATE UTILITIES, NEWER APPTS, MUNICIPAL ELECTRIC.

10. 1999-01-10
    listed $59,900 131-char remark

    Show marketing remark (131 chars)

    EXCELLENT INVESTMENT PROPERTY IN GOOD CONDITION. ALL UNITS ARE 3 BEDROOMS WITH SEPARATE UTILITIES, NEWER APPTS, MUNICIPAL ELECTRIC.

ⓘ 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: $4,428 · $369/mo
• Projected year-2 tax: $4,876 · $406/mo
• Expected delta: +$448/yr (+$37/mo · 10.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 17 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: $77,388
• − Mortgage interest: −$17,645
• − Property taxes: −$4,428
• − Insurance: −$1,575
• − Repairs & maintenance: −$6,191
• − Management: −$6,191
• − Depreciation: −$9,164
• Taxable income: $32,194
• Est. tax owed @ 24.0%: −$7,727
• After-tax cash flow: $27,584/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

+425.9% since first listed

10 events — show timeline

• 2026-04-03 Pending — GBAOR
• 2026-03-24 Listed $315,000 GBAOR
• 2025-08-24 Pending — GBAOR
• 2025-07-18 Price Changed $299,000 GBAOR
• 2025-05-13 Listed $315,000 GBAOR
• 2014-02-24 Sold (Public Records) $77,500 Public Records
• 2003-05-29 Sold (Public Records) $79,500 Public Records
• 1999-06-28 Sold (Public Records) $41,020 Public Records
• 1999-06-28 Sold (MLS) $41,020 GBAOR
• 1999-01-10 Listed $59,900 GBAOR

Property tax history

+1.8%/yr

Latest (2025): $4,428 · +3.4% YoY. Source: county tax records.