1211 Leona Ave · Endicott, NY 13760

$129,800

2 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 22 Days on market

Built 1954 9,583 sqft lot $91/sqft · 32% below area Est $191k · 32% 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 +12.5/30.0
• 1% rule +6.1/10.0
• Rent growth +4.3/5.0
• Schools +4.3/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home available again! Don't miss this opportunity! Don't pass up on this ranch in Endicott. Sitting on a corner lot, this home features 2 bedrooms and a bathroom, but extends out back with a large family room. The family room leads to a nice private lot.

Key facts

• Large family room
• Private lot
• Corner lot

Tags

• CORNER LOT
• LARGE FAMILY ROOM
• PRIVATE LOT

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Covered porch; Level lot; Workshop

Interior

• Kitchen: Range; Free-standing range; Dishwasher; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Range; Dishwasher; Electric water heater; Free-standing range; Refrigerator; Carpet flooring; Vinyl flooring; Basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-18 ($-216/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (2.5% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $127k (2.5% below list) — sets the bar for cash-flow.

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: Ann G Mcguinness Elementar School (math 37% / reading 47%, grade F, #1,361 of 2,108 statewide, top 67%, 317 students, 47% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $897 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

• It's been on market 22 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $75k; list at $130k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,619 (2.5% 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 1954 — 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. 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 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: 1.11% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 7.5

CMA / ARV

• ARV (median comp): $191,389
• List price: $129,800
• Delta: -32.18%
• 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
720 Grant St	0.11mi	2/1.0	1,360 (-5%)	9mo	$132,500	$97	79
812 Morlando Dr	0.33mi	3/1.0 (+1)	1,368 (-4%)	5mo	$183,000	$134	68
804 Glendale Dr	0.37mi	2/1.0	1,282 (-10%)	7mo	$65,000	$51	60
904 Day Hollow Rd	0.32mi	3/2.0 (+1)	1,440 (+1%)	20mo	$165,000	$115	58
505 N Page Ave	0.64mi	3/1.0 (+1)	1,364 (-5%)	3mo	$158,500	$116	55
923 Neal Rd	0.59mi	3/1.0 (+1)	1,457 (+2%)	14mo	$178,080	$122	53
319 Birdsall St	0.67mi	3/1.5 (+1)	1,414 (-1%)	8mo	$135,000	$95	53
913 Sarah Ln	0.49mi	3/1.5 (+1)	1,509 (+5%)	10mo	$125,000	$83	53
1017 Day Hollow Rd	0.74mi	3/1.0 (+1)	1,344 (-6%)	1mo	$174,900	$130	49
304 Birdsall St	0.73mi	3/1.5 (+1)	1,536 (+7%)	6mo	$150,000	$98	42
961 Day Hollow Rd	0.61mi	3/2.0 (+1)	1,542 (+8%)	13mo	$180,250	$117	39
401 Birdsall St	0.67mi	3/2.0 (+1)	1,294 (-10%)	16mo	$140,000	$108	31

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: -11.4%
• Equity multiple: 0.56×
• Total profit: $-15,821
• Equity at exit: $19,354

10-year hold

• IRR: 4.0%
• Equity multiple: 1.36×
• Total profit: $13,064
• Equity at exit: $11,223

Cash invested: $36,344 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,442 high
• Mortgage (P&I): −$681
• Tax from tax record: −$422 /mo · $5,067/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-18

Break-even live

Break-even rent $1,465

Max offer price $126,619

Occupancy floor 96%

Sensitivity live

Price	-10% $55	-5% $19	+0% $-18	+5% $-55	+10% $-91
Rent	-10% $-132	-5% $-75	+0% $-18	+5% $39	+10% $96
Rate	-1.0pp $47	-0.5pp $15	base $-18	+0.5pp $-52	+1.0pp $-86

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: $32,450
• Closing costs: $3,894
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Jane Lacey Dr Endicott, NY	1.0–3.0	1.0–1.5	900	$1,170	$1.30	23d	1	0.80mi
723 Prescott Ave Endicott, NY	3.0	2.0	1544	$2,200	$1.42	45d	1	1.19mi
804 Broad St Unit 2 Endicott, NY	3.0	1.0	975	$1,500	$1.54	45d	1	1.42mi
1211 Pine St #1 Endicott, NY	3.0	1.0	952	$1,400	$1.47	45d	1	1.43mi
507 Hill Ave Unit 1 Endicott, NY	2.0	1.0	1072	$1,450	$1.35	45d	1	1.43mi
916 Irving Ave Unit 1 Endicott, NY	2.0	1.0	1200	$1,500	$1.25	23d	1	1.50mi

Listing history 12 events

1. 2026-06-22
   days on market $129,800 Active 22 DOM
2. 2026-06-19
   days on market $129,800 Active 20 DOM
3. 2026-06-18
   days on market $129,800 Active 19 DOM
4. 2026-06-17
   days on market $129,800 Active 18 DOM
5. 2026-06-16
   days on market $129,800 Active 17 DOM
6. 2026-06-15
   days on market $129,800 Active 16 DOM
7. 2026-06-14
   days on market $129,800 Active 14 DOM
8. 2026-06-13
   remarks 258-char remark
9. 2026-06-13
   status $129,800 Active 13 DOM
10. 2026-05-12
    status Pending 203-char remark
11. 2026-04-27
    listed $129,800 Active 203-char remark
12. 2004-06-14
    soldstatus $75,000

ⓘ 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: $5,067 · $422/mo
• Projected year-2 tax: $5,067 · $422/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 ≥94°F today · 16 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: $17,301
• − Mortgage interest: −$7,271
• − Property taxes: −$5,067
• − Insurance: −$649
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$3,776
• Taxable loss: −$2,230
• Est. tax savings @ 24.0%: +$535
• After-tax cash flow: $319/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

• 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

+73.1% since first listed

4 events — show timeline

• 2026-06-12 Relisted — GBAOR
• 2026-05-12 Pending — GBAOR
• 2026-04-27 Listed $129,800 GBAOR
• 2004-06-14 Sold (Public Records) $75,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $5,067 · +3.4% YoY. Source: county tax records.