105 Oak Hill Ave · Endicott, NY 13760

$59,999

4 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 33 Days on market

Built 1936 Poor condition 6,098 sqft lot $43/sqft · 64% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Rent growth +4.3/5.0
• Livability +3.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity in Endicott, NY! This 4-bedroom, 1-bath home offers strong value-add potential for investors, flippers, BRRRR buyers, and owner-occupants. Newer roof in place and much of the heavy demo already started, so no full gut rehab required. Full walk-out basement offers room for storage, a workshop, expanded living space, or potential ADU conversion (subject to approvals). Off-street driveway parking and covered front porch. Located in the heart of Little Italy, steps from Concordia Restaurant and Di Cotta's, minutes from Binghamton and Johnson City. Comparable 3-4 bedroom rentals nearby list at $1,500-$2,100/month. Buyer to perform all due diligence. Sold as-is.

Key facts

• Covered front porch
• Newer roof
• 6,098 sq ft lot

Tags

• NEWER ROOF
• FULL WALK-OUT BASEMENT
• OFF-STREET DRIVEWAY PARKING
• COVERED FRONT PORCH
• UNIQUE NEIGHBORHOOD SETTING

🏷️ Possibly a rental listed for sale. The $59,999 price doesn't fit this home's estimated sale value (~$167,337) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.2% vs local median 5.7% 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: 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); 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).
• Market conditions: Rents rising fast (+7.1%/yr); 380 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($58k) 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 $35k; list at $60k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,199 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.93% ✓
• Cap rate: 23.21%
• Cash-on-cash: 60.41%
• DSCR: 3.69
• GRM: 2.8

CMA / ARV

• ARV (median comp): $167,337
• List price: $59,999
• Delta: -64.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Hill Ave	0.13mi	3/1.5 (-1)	1,400 (-1%)	1mo	$205,000	$146	85
202 Robble Ave Ave	0.21mi	3/2.0 (-1)	1,375 (-2%)	4mo	$163,000	$119	74
302 Squires Ave	0.30mi	4/2.0	1,366 (-3%)	4mo	$178,000	$130	74
318 & 320 N Adams Ave	0.50mi	3/1.5 (-1)	1,402 (-0%)	4mo	$265,000	$189	66
215 Rogers Ave	0.27mi	3/1.0 (-1)	1,312 (-7%)	10mo	$130,000	$99	63
307 Murphy Ave	0.26mi	3/1.5 (-1)	1,548 (+10%)	3mo	$195,000	$126	61
503 Hill Ave	0.47mi	4/1.5	1,254 (-11%)	2mo	$159,793	$127	56
108 Lincoln Ave Ave	0.57mi	4/2.0	1,498 (+6%)	7mo	$140,000	$93	53
2203 Watson Blvd	0.62mi	3/2.5 (-1)	1,386 (-2%)	8mo	$155,000	$112	51
507 Odell Ave Ave	0.48mi	3/2.0 (-1)	1,288 (-8%)	5mo	$214,900	$167	50
610 Prescott Ave	0.62mi	3/1.0 (-1)	1,221 (-13%)	9mo	$106,000	$87	36
202 Cleveland Ave	0.68mi	3/1.5 (-1)	1,554 (+10%)	10mo	$167,000	$107	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: 64.3%
• Equity multiple: 4.08×
• Total profit: $51,788
• Equity at exit: $8,946

10-year hold

• IRR: 70.2%
• Equity multiple: 9.84×
• Total profit: $148,555
• Equity at exit: $5,188

Cash invested: $16,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 45 under contract
• Months of supply: 3.6 mo (28%/mo absorbed)
• Median asking: $178,500 ($124/sqft)
• Median days on market: 68 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -4.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13760

• Home prices YoY: -32.7%
• Rents YoY: 7.1%
• Active inventory: 380
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$315
• Tax from tax record: −$205 /mo · $2,460/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $846

Break-even live

Break-even rent $689

Max offer price $59,999

Occupancy floor 47%

Sensitivity live

Price	-10% $880	-5% $863	+0% $846	+5% $829	+10% $812
Rent	-10% $707	-5% $776	+0% $846	+5% $915	+10% $985
Rate	-1.0pp $876	-0.5pp $861	base $846	+0.5pp $830	+1.0pp $814

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: $15,000
• Closing costs: $1,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Odell Ave #2 Endicott, NY	3.0	1.0	1165	$1,650	$1.42	10d	1	0.18mi
210 Squires Ave Endicott, NY	3.0	2.0	1092	$1,600	$1.47	10d	1	0.20mi
317 Rogers Ave Unit 2 Endicott, NY	3.0	1.0	1000	$1,300	$1.30	162d	1	0.33mi
112 N Roosevelt Ave Endicott, NY	3.0	2.0	1299	$1,850	$1.42	184d	1	0.33mi
1705 Watson Blvd Endicott, NY	4.0	2.5	1105	$2,395	$2.17	8d	1	0.34mi
1805 Witherill St Unit 2 Endicott, NY	3.0	1.0	900	$1,300	$1.44	2d	1	0.40mi
2003 Watson Blvd Endicott, NY	4.0	2.0	1800	$2,000	$1.11	5d	1	0.50mi
609 Oak Hill Ave Endicott, NY	4.0	2.0	1750	$2,100	$1.20	37d	1	0.55mi
106 Madison Ave Unit 1 Endicott, NY	3.0	1.0	1050	$1,500	$1.43	10d	1	0.57mi
1009 Broad St Unit L Endicott, NY	3.0	1.5	1400	$1,500	$1.07	10d	1	0.64mi
109 Adams Ave Endicott, NY	3.0	1.5	1702	$1,800	$1.06	2d	1	0.69mi
804 Broad St Unit 2 Endicott, NY	3.0	1.0	975	$1,500	$1.54	184d	1	0.70mi
2405 Jenkins St Endicott, NY	4.0	2.0	1540	$2,200	$1.43	0d	1	0.73mi
723 Prescott Ave Endicott, NY	3.0	2.0	1544	$2,200	$1.42	184d	1	0.74mi
2601 Smith Dr Endicott, NY	3.0	1.5	1055	$1,500	$1.42	50d	1	0.78mi
831 Squires Ave Unit 831 (Right side) Endicott, NY	3.0	1.5	1200	$1,500	$1.25	26d	1	0.83mi
228 Hastings Ave Endicott, NY	3.0	1.5	1224	$2,150	$1.76	22d	1	0.87mi
303 Maryland Ave Endicott, NY	3.0	1.0	1200	$1,500	$1.25	1d	1	0.88mi
9 S Seward Ave Endicott, NY	3.0	1.5	1800	$2,000	$1.11	162d	1	0.99mi
427 E Main St Unit D5 Endicott, NY	3.0	2.0	990	$1,350	$1.36	5d	1	1.09mi
2829 Country Club Rd Endicott, NY	3.0	1.5	1616	$2,350	$1.45	1d	1	1.11mi

Property features AI

Exterior

• Parking: No parking
• Utilities: Public waterPublic sewer
• Home design: Two levelsResidential propertySingle family residence
• Construction: Stucco construction
• Exterior features: Covered porch

Interior

• Flooring: Hardwood flooringLaminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingHas heating
• Interior features: Water heater8 total roomsBasement

Listing history 50 events

1. 2026-11-08
   days on market $59,999 Active 33 DOM
2. 2026-11-07
   days on market $59,999 Active 32 DOM
3. 2026-11-06
   days on market $59,999 Active 31 DOM
4. 2026-11-05
   days on market $59,999 Active 30 DOM
5. 2026-11-04
   days on market $59,999 Active 29 DOM
6. 2026-11-02
   days on market $59,999 Active 27 DOM
7. 2026-11-01
   days on market $59,999 Active 26 DOM
8. 2026-10-31
   days on market $59,999 Active 25 DOM
9. 2026-10-30
   days on market $59,999 Active 24 DOM
10. 2026-10-29
    days on market $59,999 Active 23 DOM
11. 2026-10-28
    days on market $59,999 Active 22 DOM
12. 2026-10-27
    days on market $59,999 Active 21 DOM
13. 2026-10-26
    days on market $59,999 Active 20 DOM
14. 2026-10-25
    days on market $59,999 Active 19 DOM
15. 2026-10-24
    days on market $59,999 Active 18 DOM
16. 2026-10-23
    days on market $59,999 Active 17 DOM
17. 2026-10-22
    days on market $59,999 Active 16 DOM
18. 2026-10-21
    days on market $59,999 Active 15 DOM
19. 2026-10-20
    days on market $59,999 Active 14 DOM
20. 2026-10-19
    days on market $59,999 Active 13 DOM
21. 2026-10-18
    days on market $59,999 Active 12 DOM
22. 2026-10-17
    days on market $59,999 Active 11 DOM
23. 2026-10-16
    days on market $59,999 Active 10 DOM
24. 2026-10-15
    days on market $59,999 Active 9 DOM
25. 2026-10-14
    days on market $59,999 Active 8 DOM
26. 2026-10-13
    days on market $59,999 Active 7 DOM
27. 2026-10-12
    days on market $59,999 Active 6 DOM
28. 2026-10-11
    days on market $59,999 Active 5 DOM
29. 2026-10-10
    days on market $59,999 Active 4 DOM
30. 2026-10-09
    days on market $59,999 Active 3 DOM
31. 2026-10-08
    days on market $59,999 Active 2 DOM
32. 2026-10-07
    remarks 699-char remark
33. 2026-10-07
    statusdays on marketlisting id $59,999 Active 1 DOM
34. 2026-09-22
    days on market $59,999 Active Under Contract 81 DOM
35. 2026-09-20
    days on market $59,999 Active Under Contract 79 DOM
36. 2026-09-18
    days on market $59,999 Active Under Contract 77 DOM
37. 2026-09-17
    days on market $59,999 Active Under Contract 76 DOM
38. 2026-09-16
    days on market $59,999 Active Under Contract 75 DOM
39. 2026-09-15
    days on market $59,999 Active Under Contract 74 DOM
40. 2026-09-14
    days on market $59,999 Active Under Contract 73 DOM
41. 2026-09-13
    days on market $59,999 Active Under Contract 72 DOM
42. 2026-09-12
    days on market $59,999 Active Under Contract 71 DOM
43. 2026-09-11
    days on market $59,999 Active Under Contract 70 DOM
44. 2026-09-05
    days on market $59,999 Active Under Contract 64 DOM
45. 2026-09-04
    days on market $59,999 Active Under Contract 63 DOM
46. 2026-09-03
    days on market $59,999 Active Under Contract 62 DOM
47. 2026-08-30
    days on market $59,999 Active Under Contract 58 DOM
48. 2026-08-29
    days on market $59,999 Active Under Contract 57 DOM
49. 2026-08-28
    days on market $59,999 Active Under Contract 56 DOM
50. 2026-08-27
    days on market $59,999 Active Under Contract 55 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: $2,460 · $205/mo
• Projected year-2 tax: $2,460 · $205/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 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: $21,120
• − Mortgage interest: −$3,361
• − Property taxes: −$2,460
• − Insurance: −$300
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$1,745
• Taxable income: $9,874
• Est. tax owed @ 24.0%: −$2,370
• After-tax cash flow: $7,779/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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab Est. rehab $70,400–$126,720 screening

This property requires extensive repairs and updates, including painting, landscaping, and interior renovations, to become move-in ready and increase its value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows appear to be old and possibly not functioning properly.
• Major Electrical (electrical) — The interior of the house shows signs of disrepair, indicating potential electrical issues.
• Major Plumbing (plumbing) — The interior of the house shows signs of disrepair, indicating potential plumbing issues.
• Major Exterior (exterior) — The exterior of the house shows signs of disrepair, with peeling paint and visible damage.

Repairs flagged

• Major Stucco siding — Visible cracks and discoloration
• Major Exterior paint — Peeling and in need of replacement
• Major Landscaping — Overgrown grass and weeds
• Major Exterior doors — Worn and possibly in need of replacement

Value-add opportunities

• Both Painting and repainting the exterior — Improves curb appeal and resale value ↑
• Both Landscaping and yard maintenance — Enhances curb appeal and rental value ↑
• Both Kitchen and bathroom updates — Improves functionality and value ↑
• Both Flooring replacement — Enhances the overall appearance and value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary George F Johnson Elementary School F NY #1,410/2,108 Nat'l #19,009/41,679 Middle Jennie F Snapp Middle School F NY #402/729 Nat'l #5,727/14,009 High Union-Endicott High School A+ NY #231/1,100 Nat'l #375/17,239

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

B Composite livability gradescore 70/100

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 · 187,989 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: 8% of renters

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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%

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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%
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

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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

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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

Property features AI

Exterior

• Parking: No parking
• Utilities: Public waterPublic sewer
• Home design: Two levelsResidential propertySingle family residence
• Construction: Stucco construction
• Exterior features: Covered porch

Interior

• Flooring: Hardwood flooringLaminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingHas heating
• Interior features: Water heater8 total roomsBasement

Price history

+172.7% since first listed

6 events — show timeline

• 2026-10-06 Listed $59,999 GBAOR
• 2026-07-22 Contingent — GBAOR
• 2026-07-03 Listed $59,999 GBAOR
• 2001-04-25 Sold (Public Records) $34,575 Public Records
• 1998-12-02 Sold (Public Records) $22,000 Public Records
• 1998-06-26 Sold (Public Records) $22,000 Public Records

Property tax history

+1.7%/yr

Latest (2026): $2,460 · +0.0% YoY. Source: county tax records.