800 Audrey Ct · Endicott, NY 13760

$115,000

3 bd · 1.5 ba · 1,203 sqft · SingleFamily public records · 29 Days on market

Built 1967 6,534 sqft lot Est $164k · 30% under

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Why this score? — see what drove the D+ 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 +10.0/30.0
• 1% rule +6.3/10.0
• Rent growth +4.3/5.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ranch-style home situated on a level lot at the end of a cul-de-sac. This property offers 3 bedrooms and 2 full bathrooms, along with an open basement providing additional space and potential. The rear yard is level and bordered by mature trees, offering a pleasant outdoor setting. Conveniently located near parks and shopping. The home requires renovation to be habitable and is being sold strictly as-is. Cash purchase required.

Key facts

• Rear yard
• Near shopping
• Level lot

Tags

• LEVEL LOT
• OPEN BASEMENT
• REAR YARD
• MATURE TREES
• NEAR PARKS
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-70 ($-845/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (6.5% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.5% 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).
• Market conditions: Rents rising fast (+7.1%/yr); 213 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $795 of loan paydown is wiped out by about $3k 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 29 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price.

Recommended offer $107,537 (6.5% 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 1967 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.13% ✓
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $163,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 Carrie Ave	0.31mi	3/1.0	1,202 (-0%)	1mo	$150,000	$125	83
804 Glendale Dr	0.15mi	2/1.0 (-1)	1,282 (+7%)	7mo	$65,000	$51	70
207 N Page Ave	0.61mi	3/1.5	1,196 (-1%)	3mo	$170,000	$142	68
812 Morlando Dr	0.08mi	3/1.0	1,368 (+14%)	5mo	$183,000	$134	67
607 Wallace St	0.36mi	3/1.0	1,122 (-7%)	6mo	$165,000	$147	65
201 Sliter Pl	0.66mi	3/2.0	1,177 (-2%)	7mo	$196,201	$167	58
915 Harvard St	0.33mi	2/1.0 (-1)	1,078 (-10%)	7mo	$175,000	$162	54
505 N Page Ave	0.44mi	3/1.0	1,364 (+13%)	3mo	$158,500	$116	53
720 Grant St	0.23mi	2/1.0 (-1)	1,360 (+13%)	9mo	$132,500	$97	53
124 W Wendell St. St	0.73mi	3/1.0	1,143 (-5%)	4mo	$155,000	$136	52
101 Frey Ave	0.73mi	2/1.0 (-1)	1,236 (+3%)	7mo	$118,558	$96	49
628 June St	0.50mi	2/1.0 (-1)	1,026 (-15%)	1mo	$155,000	$151	44

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: -14.3%
• Equity multiple: 0.46×
• Total profit: $-17,336
• Equity at exit: $17,147

10-year hold

• IRR: 1.7%
• Equity multiple: 1.15×
• Total profit: $4,874
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,302 high
• Mortgage (P&I): −$603
• Tax from tax record: −$448 /mo · $5,377/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-70

Break-even live

Break-even rent $1,391

Max offer price $107,537

Occupancy floor —

Sensitivity live

Price	-10% $313	-5% $-38	+0% $-70	+5% $-103	+10% $-136
Rent	-10% $-173	-5% $-122	+0% $-70	+5% $-19	+10% $32
Rate	-1.0pp $-13	-0.5pp $-41	base $-70	+0.5pp $-100	+1.0pp $-131

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
469 Glendale Dr Unit 35 Endicott, NY	2.0	2.0	850	$1,200	$1.41	21d	1	0.30mi
1 Jane Lacey Dr Endicott, NY	1.0–3.0	1.0–1.5	900	$1,305	$1.45	21d	1	0.43mi
207 S Loder Ave Unit D-15 Endicott, NY	2.0	1.0	700	$925	$1.32	21d	1	1.13mi
404 Exchange Ave Endicott, NY	2.0	1.0	850	$1,100	$1.29	44d	1	1.16mi
800 North St Unit 1 Endicott, NY	3.0	1.0	800	$1,300	$1.62	44d	1	1.32mi
804 Broad St Unit 2 Endicott, NY	3.0	1.0	975	$1,500	$1.54	44d	1	1.40mi
228 Airport Rd Unit 1 Endicott, NY	2.0	1.0	1000	$1,075	$1.07	21d	1	1.43mi

Listing history 19 events

1. 2026-06-19
   days on market $115,000 Active 29 DOM
2. 2026-06-18
   days on market $115,000 Active 28 DOM
3. 2026-06-17
   days on market $115,000 Active 27 DOM
4. 2026-06-16
   days on market $115,000 Active 26 DOM
5. 2026-06-15
   days on market $115,000 Active 25 DOM
6. 2026-06-14
   days on market $115,000 Active 23 DOM
7. 2026-06-13
   days on market $115,000 Active 22 DOM
8. 2026-06-10
   days on market $115,000 Active 20 DOM
9. 2026-06-09
   days on market $115,000 Active 19 DOM
10. 2026-06-08
    days on market $115,000 Active 18 DOM
11. 2026-06-07
    days on market $115,000 Active 17 DOM
12. 2026-06-05
    days on market $115,000 Active 14 DOM
13. 2026-06-03
    days on market $115,000 Active 13 DOM
14. 2026-06-02
    days on market $115,000 Active 12 DOM
15. 2026-06-01
    days on market $115,000 Active 11 DOM
16. 2026-05-31
    days on market $115,000 Active 10 DOM
17. 2026-05-30
    days on market $115,000 Active 9 DOM
18. 2026-03-02
    status Pending
19. 2026-02-23
    listed $115,000 Active

ⓘ 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: $5,377 · $448/mo
• Projected year-2 tax: $5,377 · $448/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 2/10 Low FEMA zone X · 7% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $15,625
• − Mortgage interest: −$6,442
• − Property taxes: −$5,377
• − Insurance: −$575
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$3,345
• Taxable loss: −$2,614
• Est. tax savings @ 24.0%: +$627
• After-tax cash flow: $-218/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

2 events — show timeline

• 2026-03-02 Pending — GBAOR
• 2026-02-23 Listed $115,000 GBAOR

Property tax history

+6.2%/yr

Latest (2025): $5,377 · +7.3% YoY. Source: county tax records.