9 Old Newark Vally RD Rd · Endwell, NY 13760

$155,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 128 Days on market

Built 1990 0.74 ac lot $135/sqft · 11% below area Est $174k · 11% 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).

• Cash flow +19.2/30.0
• ARV discount +12.4/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Schools +4.9/10.0
• Rent growth +4.3/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is priced to sell and offers countryside living with the convenience of being located next to a neighborhood. The home has been newly renovated and features: - Fresh paint throughout the interior - A brand new boiler with all-new baseboards - Updated hot water, plumbing, and electrical systems - New luxury waterproof flooring - A new concrete driveway - Two full bathrooms - A renovated kitchen with ceramic tile flooring Please let me know if you would like to schedule a viewing or if you have any questions.

Key facts

• Plumbing
• New waterproof floor
• Electric

Tags

• FULL HEATING SYSTEM
• HOT WATER
• PLUMBING
• ELECTRIC
• NEW WATERPROOF FLOOR
• NEW CONCRETE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (0.0% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.0% in Endwell — 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 73/100 on livability (#303 in NY, #4,992 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools A; Watch: crime D-, amenities F, commute F.
• Maine-Endwell Central School District (suburban): math 54% / reading 60% proficiency, ranked #278 of 590 in NY (top 47%) — 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; 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 $5k 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 $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($136k) 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 $68k; list at $155k implies a 128% gain — meaningful room to come down on a strong offer.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D 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: 1.00% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (median comp): $173,896
• List price: $155,000
• Delta: -10.87%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1838 Union Center Maine Hwy	0.68mi	2/2.0 (-1)	1,200 (+4%)	24mo	$184,300	$154	32

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: -4.6%
• Equity multiple: 0.82×
• Total profit: $-7,766
• Equity at exit: $23,111

10-year hold

• IRR: 9.3%
• Equity multiple: 1.85×
• Total profit: $36,719
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$179 /mo · $2,149/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $168

Break-even live

Break-even rent $1,337

Max offer price $155,000

Occupancy floor 84%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $155,000 Active 128 DOM
2. 2026-06-18
   status $155,000 Active 127 DOM
3. 2026-06-18
   days on market $155,000 Active Under Contract 127 DOM
4. 2026-06-17
   days on market $155,000 Active Under Contract 126 DOM
5. 2026-06-16
   days on market $155,000 Active Under Contract 125 DOM
6. 2026-06-15
   days on market $155,000 Active Under Contract 124 DOM
7. 2026-06-14
   days on market $155,000 Active Under Contract 122 DOM
8. 2026-06-13
   statusdays on market $155,000 Active Under Contract 121 DOM
9. 2026-06-10
   days on market $155,000 Active 119 DOM
10. 2026-06-09
    days on market $155,000 Active 118 DOM
11. 2026-06-08
    days on market $155,000 Active 117 DOM
12. 2026-06-07
    days on market $155,000 Active 116 DOM
13. 2026-06-02
    days on market $155,000 Active 111 DOM
14. 2026-06-01
    days on market $155,000 Active 110 DOM
15. 2026-05-31
    days on market $155,000 Active 109 DOM
16. 2026-05-30
    days on market $155,000 Active 108 DOM
17. 2026-05-08
    price $155,000 538-char remark

    Show marketing remark (538 chars)

    This property is priced to sell and offers countryside living with the convenience of being located next to a neighborhood. The home has been newly renovated and features: - Fresh paint throughout the interior - A brand new boiler with all-new baseboards - Updated hot water, plumbing, and electrical systems - New luxury waterproof flooring - A new concrete driveway - Two full bathrooms - A renovated kitchen with ceramic tile flooring Please let me know if you would like to schedule a viewing or if you have any questions.

18. 2026-02-11
    listed $158,000 Active 538-char remark

    Show marketing remark (538 chars)

    This property is priced to sell and offers countryside living with the convenience of being located next to a neighborhood. The home has been newly renovated and features: - Fresh paint throughout the interior - A brand new boiler with all-new baseboards - Updated hot water, plumbing, and electrical systems - New luxury waterproof flooring - A new concrete driveway - Two full bathrooms - A renovated kitchen with ceramic tile flooring Please let me know if you would like to schedule a viewing or if you have any questions.

19. 2025-10-16
    price $175,000
20. 2025-08-26
    price $199,000
21. 2025-07-31
    listed $215,000 Active
22. 2005-05-31
    soldstatus $68,000

ⓘ 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: $2,149 · $179/mo
• Projected year-2 tax: $2,384 · $199/mo
• Expected delta: +$235/yr (+$20/mo · 10.9%)

ⓘ 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 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: $18,599
• − Mortgage interest: −$8,682
• − Property taxes: −$2,149
• − Insurance: −$775
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,509
• Taxable loss: −$492
• Est. tax savings @ 24.0%: +$118
• After-tax cash flow: $2,133/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: Maine-Endwell Central School District
• NCES district ID: 3618150
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 60% ▲ 6.00%
• Median HH income: $55,531
• Composite: 49.1/100
• National rank: #2052
• State rank: #278 of 590 in NY

Livability — Endwell

• Score: 73/100
• State rank: #303
• US rank: #4992

Category grades

Amenities F Commute F Cost of living A Crime D- Employment B- Housing A+ Health & safety A+ User ratings D+

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

+127.9% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $155,000 GBAOR
• 2026-02-11 Listed $158,000 GBAOR
• 2025-10-16 Price Changed $175,000 GBAOR
• 2025-08-26 Price Changed $199,000 GBAOR
• 2025-07-31 Listed $215,000 GBAOR
• 2005-05-31 Sold (Public Records) $68,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,149 · +4.7% YoY. Source: county tax records.