112 E Wendell St · Endicott, NY 13760

$75,000

3 bd · 1.0 ba · 852 sqft · SingleFamily public records · 59 Days on market

Built 1920 4,791 sqft lot $88/sqft · 44% below area Est $133k · 44% under

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

Listing remarks MLS

Easy to maintain ranch in the Village, waiting for your finishing touches. The home has 2 bedrooms, a large living room, and an enclosed porch for extra space. In the bathroom, there's a W/ D combo for the convenience of true first-floor living.

Key facts

• W d combo
• First floor living
• Enclosed porch

Tags

• ENCLOSED PORCH
• W D COMBO
• FIRST FLOOR LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: schools D+, amenities D, crime 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.
• Market conditions: Rents rising fast (+7.1%/yr); 213 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.74% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.52%
• DSCR: 2.05
• GRM: 4.8

CMA / ARV

• ARV (median comp): $133,112
• List price: $75,000
• Delta: -43.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 W Franklin St	0.14mi	2/1.0 (-1)	925 (+9%)	8mo	$121,200	$131	67
121 W Edwards St	0.61mi	3/1.0	882 (+4%)	5mo	$144,329	$164	61
419 June St	0.46mi	3/1.0	792 (-7%)	7mo	$126,000	$159	61

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: 21.7%
• Equity multiple: 1.94×
• Total profit: $19,750
• Equity at exit: $11,183

10-year hold

• IRR: 32.6%
• Equity multiple: 4.63×
• Total profit: $76,309
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$393
• Tax from tax record: −$197 /mo · $2,362/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $412

Break-even live

Break-even rent $787

Max offer price $75,000

Occupancy floor 64%

Sensitivity live

Price	-10% $454	-5% $433	+0% $412	+5% $390	+10% $369
Rent	-10% $308	-5% $360	+0% $412	+5% $463	+10% $515
Rate	-1.0pp $449	-0.5pp $431	base $412	+0.5pp $392	+1.0pp $372

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	0.39mi
800 North St Unit 1 Endicott, NY	3.0	1.0	800	$1,300	$1.62	44d	1	0.52mi
804 Broad St Unit 2 Endicott, NY	3.0	1.0	975	$1,500	$1.54	44d	1	0.56mi
404 Exchange Ave Endicott, NY	2.0	1.0	850	$1,100	$1.29	44d	1	0.59mi
106 Madison Ave Unit 1 Endicott, NY	3.0	1.0	1050	$1,500	$1.43	44d	1	0.74mi
469 Glendale Dr Unit 35 Endicott, NY	2.0	2.0	850	$1,200	$1.41	21d	1	0.90mi
1 Jane Lacey Dr Endicott, NY	1.0–3.0	1.0–1.5	900	$1,305	$1.45	21d	1	1.05mi
124 Squires Ave Unit 2 Endicott, NY	2.0	1.0	750	$1,100	$1.47	44d	1	1.07mi
305 Adams Ave Endicott, NY	3.0	1.0	800	$1,450	$1.81	21d	1	1.16mi
1211 Pine St #1 Endicott, NY	3.0	1.0	952	$1,400	$1.47	44d	1	1.21mi
317 Rogers Ave Endicott, NY	2.0	1.0	900	$1,300	$1.44	21d	1	1.22mi
317 Rogers Ave Unit 2 Endicott, NY	3.0	1.0	1000	$1,300	$1.30	21d	1	1.22mi
1901 Tracy St Fl Ea Endicott, NY	2.0	1.0	986	$1,200	$1.22	21d	1	1.24mi
507 Hill Ave Unit 1 Endicott, NY	2.0	1.0	1072	$1,450	$1.35	44d	1	1.27mi
107 N Jackson Ave Apt 2 Endicott, NY	2.0	1.0	950	$1,350	$1.42	44d	1	1.31mi
2007 Tracy St Unit 1st Floor Endicott, NY	2.0	1.0	819	$1,250	$1.53	44d	1	1.32mi
5 Colorado Ave Unit 2 Endicott, NY	2.0	1.0	750	$1,200	$1.60	44d	1	1.46mi
5 Colorado Ave Unit 1 Endicott, NY	2.0	1.0	750	$1,300	$1.73	44d	1	1.46mi

Listing history 18 events

1. 2026-06-19
   days on market $75,000 Active 59 DOM
2. 2026-06-18
   days on market $75,000 Active 58 DOM
3. 2026-06-17
   days on market $75,000 Active 57 DOM
4. 2026-06-16
   days on market $75,000 Active 56 DOM
5. 2026-06-15
   days on market $75,000 Active 55 DOM
6. 2026-06-14
   days on market $75,000 Active 53 DOM
7. 2026-06-13
   days on market $75,000 Active 52 DOM
8. 2026-06-10
   days on market $75,000 Active 50 DOM
9. 2026-06-09
   days on market $75,000 Active 49 DOM
10. 2026-06-08
    days on market $75,000 Active 48 DOM
11. 2026-06-07
    days on market $75,000 Active 47 DOM
12. 2026-06-05
    days on market $75,000 Active 44 DOM
13. 2026-06-03
    days on market $75,000 Active 43 DOM
14. 2026-06-02
    days on market $75,000 Active 42 DOM
15. 2026-06-01
    days on market $75,000 Active 41 DOM
16. 2026-05-31
    days on market $75,000 Active 40 DOM
17. 2026-05-30
    days on market $75,000 Active 39 DOM
18. 2026-04-20
    listed $80,000 Active 245-char remark

    Show marketing remark (245 chars)

    Easy to maintain ranch in the Village, waiting for your finishing touches. The home has 2 bedrooms, a large living room, and an enclosed porch for extra space. In the bathroom, there's a W/ D combo for the convenience of true first-floor living.

ⓘ 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: $2,362 · $197/mo
• Projected year-2 tax: $2,362 · $197/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 1/10 Low
• 🌡 Heat 3/10 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: $15,691
• − Mortgage interest: −$4,201
• − Property taxes: −$2,362
• − Insurance: −$375
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$2,182
• Taxable income: $4,061
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $3,965/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

1 event — show timeline

• 2026-04-20 Listed $80,000 GBAOR

Property tax history

+18.4%/yr

Latest (2025): $2,362 · +3.4% YoY. Source: county tax records.