503 Hill Ave · Endicott, NY 13760

$155,000

2 bd · 1.0 ba · 1,254 sqft · SingleFamily public records · 6 Days on market

Built 1922 9,583 sqft lot Est $178k · 13% 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 +14.1/30.0
• ARV discount +13.3/15.0
• 1% rule +4.3/10.0
• DSCR +4.3/10.0
• 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

Welcome to 503 Hill Ave! Very well kept & charming Cape Cod! Nice hardwood floors & original trim; Large Kitchen lots of cabinets & counterspace; Newer gas stove & refrigerator- pantry too! 4 bedrooms-2 first fl & 2 second floor; reading nook with built in shelves; Updated bath, maintenance free-vinyl siding, New furnace; Replacement windows thru-out; Security system; Clean and dry basement; Very nice-TREX front porch-amazing views! Updated electric box & outlets; Beautiful double lot, shed & double concrete drive for off street parking; Super convenient location close to shopping, school, restaurants and parks; This home has been so well care

Key facts

• Pantry
• Reading nook
• Large kitchen

Tags

• HARDWOOD FLOORS
• ORIGINAL TRIM
• LARGE KITCHEN
• NEWER GAS STOVE
• PANTRY
• READING NOOK

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Garden; Porch (covered, enclosed); Shed(s); Landscaped, level lot with views

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Total rooms: 9
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Steam heating; Ceiling fan(s) for cooling
• Interior features: Walk-in closet(s); Insulated windows; Basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $24 ($288/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 $144k (7.4% below list).
• Recommended offer: $144k (7.4% below list) — sets the bar for 1% rule.

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: George F Johnson Elementary School (math 35% / reading 47%, grade F, #1,410 of 2,108 statewide, top 67%, 596 students, 44% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising fast (+7.1%/yr); 213 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $78k; list at $155k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,528 (7.4% below list)

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $178,068
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Odell Ave Ave	0.06mi	3/2.0 (+1)	1,288 (+3%)	0mo	$214,900	$167	84
610 Prescott Ave	0.33mi	3/1.0 (+1)	1,221 (-3%)	4mo	$106,000	$87	72
309 Taylor Ave	0.57mi	2/1.0	1,248 (-0%)	6mo	$159,900	$128	68
215 Rogers Ave	0.32mi	3/1.0 (+1)	1,312 (+5%)	6mo	$130,000	$99	67
326 Squires Ave	0.16mi	2/1.0	1,078 (-14%)	5mo	$140,000	$130	65
116 N Mckinley Ave	0.44mi	3/1.5 (+1)	1,266 (+1%)	8mo	$181,000	$143	64
713 Wilson Ave	0.59mi	3/1.0 (+1)	1,242 (-1%)	2mo	$225,000	$181	64
223 Jamaica Blvd	0.51mi	3/1.0 (+1)	1,176 (-6%)	3mo	$215,000	$183	59
309 Wilson Ave	0.66mi	3/1.0 (+1)	1,248 (-0%)	8mo	$195,000	$156	57
317 Murphy Ave	0.25mi	3/2.0 (+1)	1,380 (+10%)	7mo	$195,000	$141	57
905 Rochester St	0.67mi	3/1.0 (+1)	1,344 (+7%)	8mo	$190,500	$142	45
2203 Watson Blvd	0.70mi	3/2.5 (+1)	1,386 (+10%)	3mo	$155,000	$112	36

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: -10.6%
• Equity multiple: 0.60×
• Total profit: $-17,392
• Equity at exit: $23,111

10-year hold

• IRR: 3.9%
• Equity multiple: 1.33×
• Total profit: $14,466
• 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: 9.0×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$813
• Tax from tax record: −$232 /mo · $2,789/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $24

Break-even live

Break-even rent $1,405

Max offer price $155,000

Occupancy floor 93%

Sensitivity live

Price	-10% $112	-5% $68	+0% $24	+5% $-20	+10% $-64
Rent	-10% $-89	-5% $-33	+0% $24	+5% $81	+10% $137
Rate	-1.0pp $102	-0.5pp $63	base $24	+0.5pp $-16	+1.0pp $-57

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: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Hill Ave Unit 1 Endicott, NY	2.0	1.0	1072	$1,450	$1.35	44d	1	0.04mi
1211 Pine St #1 Endicott, NY	3.0	1.0	952	$1,400	$1.47	44d	1	0.06mi
317 Rogers Ave Unit 2 Endicott, NY	3.0	1.0	1000	$1,300	$1.30	21d	1	0.20mi
317 Rogers Ave Endicott, NY	2.0	1.0	900	$1,300	$1.44	21d	1	0.20mi
204 Rogers Ave Endicott, NY	2.0	1.5	1456	$2,000	$1.37	21d	1	0.35mi
723 Prescott Ave Endicott, NY	3.0	2.0	1544	$2,200	$1.42	44d	1	0.43mi
112 N Roosevelt Ave Endicott, NY	3.0	2.0	1299	$1,850	$1.42	44d	1	0.48mi
916 Irving Ave Unit 1 Endicott, NY	2.0	1.0	1200	$1,500	$1.25	21d	1	0.58mi
107 N Jackson Ave Apt 2 Endicott, NY	2.0	1.0	950	$1,350	$1.42	44d	1	0.59mi
53 Washington Ave Unit 2 Endicott, NY	2.0	1.0	1180	$1,300	$1.10	21d	1	0.91mi
106 Madison Ave Unit 1 Endicott, NY	3.0	1.0	1050	$1,500	$1.43	44d	1	0.98mi
2602 North St Unit 3W Endicott, NY	2.0	1.0	900	$1,100	$1.22	21d	1	1.07mi
9 S Seward Ave Endicott, NY	3.0	1.5	1800	$2,000	$1.11	21d	1	1.09mi
804 Broad St Unit 2 Endicott, NY	3.0	1.0	975	$1,500	$1.54	44d	1	1.11mi
1901 Tracy St Fl Ea Endicott, NY	2.0	1.0	986	$1,200	$1.22	21d	1	1.14mi
1807 Riverview Dr #1 Endicott, NY	3.0	1.5	1266	$1,800	$1.42	21d	1	1.28mi
3544 Smith Dr Endicott, NY	1.0–2.0	1.0	937	$1,245	$1.33	13d	1	1.36mi

Listing history 5 events

1. 2026-06-09
   statusdays on market $155,000 Pending 6 DOM
2. 2026-06-08
   days on market $155,000 Active 5 DOM
3. 2026-06-07
   days on market $155,000 Active 4 DOM
4. 2026-06-03
   remarks 671-char remark
5. 2026-06-03
   listed $155,000 Active 1 DOM

ⓘ 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: $2,789 · $232/mo
• Projected year-2 tax: $2,789 · $232/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 ≥94°F today · 17 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: $17,223
• − Mortgage interest: −$8,682
• − Property taxes: −$2,789
• − Insurance: −$775
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$4,509
• Taxable loss: −$2,288
• Est. tax savings @ 24.0%: +$549
• After-tax cash flow: $837/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

+100.0% since first listed

3 events — show timeline

• 2026-06-01 Listed $155,000 GBAOR
• 2019-04-22 Listed $72,900 GBAOR
• 2008-10-16 Sold (Public Records) $77,500 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,789 · +3.7% YoY. Source: county tax records.