306 Booth Avenue Ave · Endicott, NY 13760

$179,000

4 bd · 2.0 ba · 2,036 sqft · MultiFamily public records · 155 Days on market

Built 1920 9,147 sqft lot $88/sqft · at area comps Est $187k · at est.

---

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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +9.5/15.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to this lovely two-family, perfect for an owner occupying one unit and renting the second, or for the new or seasoned investor who wishes to rent both units. The covered front porch has been newly converted into an enclosed front porch, and a half bath has been added to the first floor for convenience. New heating system. Call your favorite real estate professional to take a look.

Key facts

• Covered front porch
• Half bath
• New heating system

Tags

• COVERED FRONT PORCH
• ENCLOSED FRONT PORCH
• HALF BATH
• NEW HEATING SYSTEM

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.8-bath units multifamily listed at $179k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive. Per door: $368/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• At $2,628/mo this rent would consume 48% 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 $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 $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $20k; list at $179k implies a 795% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.47% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.97%
• DSCR: 1.84
• GRM: 5.7

CMA / ARV

• ARV (median comp): $187,187
• List price: $179,000
• Delta: -4.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Fillmore Ave	0.42mi	4/2.0	2,020 (-1%)	0mo	$74,000	$37	79
203 Parsons Ave	0.33mi	5/2.0 (+1)	1,873 (-8%)	3mo	$155,000	$83	64
710 Monroe St	0.43mi	4/2.0	2,164 (+6%)	14mo	$110,000	$51	58
304 E Edwards St	0.55mi	4/2.0	1,952 (-4%)	13mo	$192,000	$98	57
206 E Edwards St	0.60mi	4/2.0	2,200 (+8%)	6mo	$235,000	$107	54
3 Parsons Ave	0.47mi	5/2.0 (+1)	1,872 (-8%)	11mo	$125,000	$67	50
1707 Tracy St Unit - 2 bldgs	0.61mi	4/2.0	2,247 (+10%)	8mo	$243,900	$109	48
401 E Franklin St	0.59mi	4/2.0	1,832 (-10%)	20mo	$99,900	$55	39

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: 13.9%
• Equity multiple: 1.58×
• Total profit: $29,275
• Equity at exit: $26,689

10-year hold

• IRR: 25.8%
• Equity multiple: 3.73×
• Total profit: $136,598
• Equity at exit: $15,477

Cash invested: $50,120 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,628 high
• Mortgage (P&I): −$939
• Tax from tax record: −$271 /mo · $3,248/yr
• Insurance: −$75
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $737

Break-even live

Break-even rent $1,696

Max offer price $179,000

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.8	$2,628
Total (2 units)			$2,628

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 S Liberty Ave Unit 2 Endicott, NY	3.0	1.0	2376	$1,700	$0.72	21d	1	0.63mi
9 S Seward Ave Endicott, NY	3.0	1.5	1800	$2,000	$1.11	21d	1	1.34mi
409 Milan Ave Endicott, NY	5.0	2.0	2240	$2,350	$1.05	43d	1	1.34mi

Listing history 26 events

1. 2026-06-19
   days on market $179,000 Active 155 DOM
2. 2026-06-18
   days on market $179,000 Active 154 DOM
3. 2026-06-17
   days on market $179,000 Active 153 DOM
4. 2026-06-16
   days on market $179,000 Active 152 DOM
5. 2026-06-15
   days on market $179,000 Active 151 DOM
6. 2026-06-14
   days on market $179,000 Active 149 DOM
7. 2026-06-13
   days on market $179,000 Active 148 DOM
8. 2026-06-10
   days on market $179,000 Active 146 DOM
9. 2026-06-09
   days on market $179,000 Active 145 DOM
10. 2026-06-08
    days on market $179,000 Active 144 DOM
11. 2026-06-07
    days on market $179,000 Active 143 DOM
12. 2026-06-05
    days on market $179,000 Active 140 DOM
13. 2026-06-03
    days on market $179,000 Active 139 DOM
14. 2026-06-02
    days on market $179,000 Active 138 DOM
15. 2026-06-01
    days on market $179,000 Active 137 DOM
16. 2026-05-31
    days on market $179,000 Active 136 DOM
17. 2026-05-30
    days on market $179,000 Active 135 DOM
18. 2026-01-15
    listed $179,000 Active 391-char remark

    Show marketing remark (391 chars)

    Welcome to this lovely two-family, perfect for an owner occupying one unit and renting the second, or for the new or seasoned investor who wishes to rent both units. The covered front porch has been newly converted into an enclosed front porch, and a half bath has been added to the first floor for convenience. New heating system. Call your favorite real estate professional to take a look.

19. 2024-12-19
    listed $199,000 Active
20. 2024-07-23
    status Active
21. 2023-08-25
    status Pending
22. 2023-08-12
    historical
23. 2020-09-15
    historical
24. 2020-06-09
    listed $95,500
25. 2019-03-22
    listed $95,500
26. 2000-05-11
    soldstatus $20,000

ⓘ 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: $3,248 · $271/mo
• Projected year-2 tax: $3,248 · $271/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 7/10 Severe FEMA zone X (shaded) · 72% 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 2% 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: $31,536
• − Mortgage interest: −$10,027
• − Property taxes: −$3,248
• − Insurance: −$1,562
• − Repairs & maintenance: −$2,523
• − Management: −$2,523
• − Depreciation: −$5,207
• Taxable income: $6,447
• Est. tax owed @ 24.0%: −$1,547
• After-tax cash flow: $7,293/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

+795.0% since first listed

9 events — show timeline

• 2026-01-15 Listed $179,000 GBAOR
• 2024-12-19 Listed $199,000 GBAOR
• 2024-07-23 Relisted — GBAOR
• 2023-08-25 Pending — GBAOR
• 2023-08-12 Delisted — GBAOR
• 2020-09-15 Delisted — GBAOR
• 2020-06-09 Listed $95,500 GBAOR
• 2019-03-22 Listed $95,500 GBAOR
• 2000-05-11 Sold (Public Records) $20,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,248 · +3.4% YoY. Source: county tax records.