202 Robble Ave Ave · Endicott, NY 13760

$159,900

3 bd · 1.5 ba · 1,105 sqft · SingleFamily public records · 34 Days on market

Built 1930 7,405 sqft lot $145/sqft · 22% above area Est $163k · at est.

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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).

• Cash flow +12.7/30.0
• ARV discount +8.4/15.0
• Rent growth +4.3/5.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 202 Robble Ave Endicott NY. This two story home blends timeless character with every day comfort. The large living room welcomes you with beautiful chestnut accents that add warmth and elegance throughout. Just steps away is the formal dining room perfect for dinners or holiday gatherings. The kitchen offers a practical workspace while the enclosed back porch creates a nice extra space to just sit and relax or use it for a mudroom. Upstairs you'll find three bedrooms and one full bath. Outside the large yard provides plenty of room for gardening , play or outdoor enjoyment, complemented by one car detached garage. This homeThis home comes with low taxes and sits in the peaceful N

Key facts

• Enclosed back porch
• Formal dining room
• Large yard

Tags

• LARGE LIVING ROOM
• FORMAL DINING ROOM
• ENCLOSED BACK PORCH
• LARGE YARD
• NORTHSIDE ENDICOTT LOCATION

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two levels
• Construction: Shake siding
• Exterior features: Covered porch; Level, landscaped lot

Interior

• Kitchen: Range; Free‑standing range; Refrigerator; Gas water heater
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fan(s)
• Interior features: Insulated windows; Basement
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-18 ($-218/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (11.0% below list).
• Recommended offer: $142k (11.0% 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: Charles F Johnson Jr Elementary School (math 17% / reading 27%, grade F, #1,923 of 2,108 statewide, top 92%, 387 students, 66% FRL); Jennie F Snapp Middle School (math 31% / reading 51%, grade F, #402 of 729 statewide, top 56%, 822 students, 65% FRL); Union-Endicott High School (math 91% / reading 90%, grade A+, #231 of 1,100 statewide, top 21%, 999 students, 41% FRL) — zoned schools average 57% FRL vs 42% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.1%/yr); 217 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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

• It's been on market 34 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $160k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,381 (11.0% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.89% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 9.4

CMA / ARV

• ARV (median comp): $163,166
• List price: $159,900
• Delta: -2.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Bermond Ave	0.07mi	3/1.0	1,104 (-0%)	11mo	$160,000	$145	86
223 Jamaica Blvd	0.18mi	3/1.0	1,176 (+6%)	3mo	$215,000	$183	77
309 Squires Ave	0.37mi	3/1.5	1,144 (+4%)	9mo	$105,000	$92	69
310 N Mckinley Ave	0.49mi	3/1.0	1,056 (-4%)	1mo	$175,000	$166	67
326 Squires Ave	0.43mi	2/1.0 (-1)	1,078 (-2%)	5mo	$140,000	$130	65
610 Prescott Ave	0.48mi	3/1.0	1,221 (+10%)	4mo	$106,000	$87	54
503 Zimmer Ave	0.74mi	2/1.0 (-1)	1,074 (-3%)	0mo	$225,000	$209	54
15 Robble Ave	0.23mi	2/1.0 (-1)	1,242 (+12%)	10mo	$117,000	$94	53
121 N Mckinley Ave	0.45mi	2/1.5 (-1)	988 (-11%)	6mo	$135,000	$137	51
110 Cleveland Ave	0.68mi	3/1.0	1,176 (+6%)	6mo	$86,000	$73	50
331 N Arthur Ave	0.67mi	3/2.0	1,030 (-7%)	8mo	$200,000	$194	49
116 N Mckinley Ave	0.47mi	3/1.5	1,266 (+15%)	8mo	$181,000	$143	47

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: -12.4%
• Equity multiple: 0.53×
• Total profit: $-20,923
• Equity at exit: $23,842

10-year hold

• IRR: 2.0%
• Equity multiple: 1.17×
• Total profit: $7,709
• Equity at exit: $13,825

Cash invested: $44,772 (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: 217
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$839
• Tax from tax record: −$238 /mo · $2,854/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-18

Break-even live

Break-even rent $1,447

Max offer price $156,690

Occupancy floor 96%

Sensitivity live

Price	-10% $72	-5% $27	+0% $-18	+5% $-63	+10% $-109
Rent	-10% $-131	-5% $-74	+0% $-18	+5% $38	+10% $94
Rate	-1.0pp $62	-0.5pp $22	base $-18	+0.5pp $-60	+1.0pp $-102

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Squires Ave Unit 2 Endicott, NY	2.0	1.0	750	$1,100	$1.47	45d	1	0.37mi
1211 Pine St #1 Endicott, NY	3.0	1.0	952	$1,400	$1.47	45d	1	0.41mi
204 Rogers Ave Endicott, NY	2.0	1.5	1456	$2,000	$1.37	23d	1	0.42mi
317 Rogers Ave Unit 2 Endicott, NY	3.0	1.0	1000	$1,300	$1.30	23d	1	0.44mi
317 Rogers Ave Endicott, NY	2.0	1.0	900	$1,300	$1.44	23d	1	0.44mi
507 Hill Ave Unit 1 Endicott, NY	2.0	1.0	1072	$1,450	$1.35	45d	1	0.47mi
112 N Roosevelt Ave Endicott, NY	3.0	2.0	1299	$1,850	$1.42	45d	1	0.53mi
800 North St Unit 1 Endicott, NY	3.0	1.0	800	$1,300	$1.62	45d	1	0.54mi
53 Washington Ave Unit 2 Endicott, NY	2.0	1.0	1180	$1,300	$1.10	23d	1	0.64mi
107 N Jackson Ave Apt 2 Endicott, NY	2.0	1.0	950	$1,350	$1.42	45d	1	0.68mi
106 Madison Ave Unit 1 Endicott, NY	3.0	1.0	1050	$1,500	$1.43	45d	1	0.68mi
804 Broad St Unit 2 Endicott, NY	3.0	1.0	975	$1,500	$1.54	45d	1	0.74mi
916 Irving Ave Unit 1 Endicott, NY	2.0	1.0	1200	$1,500	$1.25	23d	1	0.91mi
305 Adams Ave Endicott, NY	3.0	1.0	800	$1,450	$1.81	23d	1	0.94mi
5 Colorado Ave Unit 2 Endicott, NY	2.0	1.0	750	$1,200	$1.60	45d	1	0.97mi
5 Colorado Ave Unit 1 Endicott, NY	2.0	1.0	750	$1,300	$1.73	45d	1	0.97mi
1901 Tracy St Fl Ea Endicott, NY	2.0	1.0	986	$1,200	$1.22	23d	1	1.01mi
2007 Tracy St Unit 1st Floor Endicott, NY	2.0	1.0	819	$1,250	$1.53	45d	1	1.03mi
207 S Loder Ave Unit D-15 Endicott, NY	2.0	1.0	700	$925	$1.32	23d	1	1.09mi
1807 Riverview Dr #1 Endicott, NY	3.0	1.5	1266	$1,800	$1.42	23d	1	1.13mi
2602 North St Unit 3W Endicott, NY	2.0	1.0	900	$1,100	$1.22	23d	1	1.16mi
404 Exchange Ave Endicott, NY	2.0	1.0	850	$1,100	$1.29	45d	1	1.34mi

Listing history 17 events

1. 2026-06-17
   status $159,900 Pending 34 DOM
2. 2026-06-16
   days on market $159,900 Active Under Contract 34 DOM
3. 2026-06-15
   days on market $159,900 Active Under Contract 33 DOM
4. 2026-06-14
   days on market $159,900 Active Under Contract 31 DOM
5. 2026-06-13
   days on market $159,900 Active Under Contract 30 DOM
6. 2026-06-10
   days on market $159,900 Active Under Contract 28 DOM
7. 2026-06-09
   days on market $159,900 Active Under Contract 27 DOM
8. 2026-06-08
   days on market $159,900 Active Under Contract 26 DOM
9. 2026-06-07
   days on market $159,900 Active Under Contract 25 DOM
10. 2026-06-05
    days on market $159,900 Active Under Contract 22 DOM
11. 2026-06-03
    days on market $159,900 Active Under Contract 21 DOM
12. 2026-06-02
    days on market $159,900 Active Under Contract 20 DOM
13. 2026-06-01
    days on market $159,900 Active Under Contract 19 DOM
14. 2026-05-31
    days on market $159,900 Active Under Contract 18 DOM
15. 2026-05-30
    days on market $159,900 Active Under Contract 17 DOM
16. 2026-05-13
    listed $159,900 Active 926-char remark
17. 1999-04-27
    soldstatus $52,000

ⓘ 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: $2,854 · $238/mo
• Projected year-2 tax: $2,854 · $238/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 7 d/yr ≥94°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: $17,086
• − Mortgage interest: −$8,957
• − Property taxes: −$2,854
• − Insurance: −$800
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$4,652
• Taxable loss: −$2,910
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $480/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

+207.5% since first listed

4 events — show timeline

• 2026-06-16 Pending — GBAOR
• 2026-05-21 Contingent — GBAOR
• 2026-05-13 Listed $159,900 GBAOR
• 1999-04-27 Sold (Public Records) $52,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,854 · +3.4% YoY. Source: county tax records.