317 Myrtle St · Endwell, NY 13850

$220,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 16 Days on market

Built 1928 0.31 ac lot Est $159k · 39% over

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Why this score? — see what drove the F 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 +7.6/30.0
• Schools +5.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Ready to be home? Take a look at 317 and 313 Myrtle Street in Vestal, NY. Combined parcels area 1/3 of an acre. Ranch style home with 3 bedrooms & 1 bath. Fully applianced with a detached two bay garage with a one bedroom apartment on the second level plus a fenced lawn and oversized carport with access from Maple St. 4 Bedrooms & two baths when you consider BOTH living spaces. Prelisting inspection available to review. Enter into the front porch and relax in the hammocks. Hardwood floors. Spacious living room open to the dining area and kitchen with pantry. Three bedrooms and one full bath with shower. Basement and back room with storage and the laundry. Go out back to the cov

Key facts

• Oversized carport
• Front porch
• Fenced lawn

Tags

• DETACHED TWO BAY GARAGE
• FENCED LAWN
• OVERSIZED CARPORT
• FRONT PORCH
• HARDWOOD FLOORS
• SPACIOUS LIVING ROOM

Property features AI

Exterior

• Parking: Detached oversized garage; 2 garage spaces; Carport; Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Residential property
• Construction: Other construction materials
• Exterior features: Covered, enclosed porch; Patio; Fenced yard; Shed(s); Workshop

Interior

• Kitchen: Range; Free-standing range; Oven; Portable dishwasher; Refrigerator
• Bedrooms: See property for bedroom count and room-level details
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Range; Dryer; Free-Standing Range; Gas Water Heater; Oven; Portable Dishwasher; Refrigerator; Washer; Partial basement; Total of 9 rooms; Hardwood flooring
• Laundry & utility: Washer; Dryer; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (36.8% below list).
• Recommended offer: $139k (36.8% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 4.0% in Endwell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+, cost of living A; Watch: crime D-, amenities F, commute F.
• Vestal Central School District (suburban): math 63% / reading 68% proficiency, ranked #168 of 590 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Vestal Hills Elementary School (math 72% / reading 77%, grade A, #314 of 2,108 statewide, top 17%, 380 students, 31% FRL); Vestal Middle School (math 45% / reading 64%, grade B-, #214 of 729 statewide, top 31%, 781 students, 31% FRL); Vestal Senior High School (math 100%, 1,000 students, 26% FRL).
• Market conditions: 90 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $2k of loan paydown is wiped out by about $7k 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 16 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $220k implies a 529% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,961 (36.8% 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. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.23%
• DSCR: 0.77
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $158,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2004 Vestal Rd	0.09mi	3/2.0	1,162 (+8%)	0mo	$155,000	$133	79
1700 King St	0.21mi	3/1.0	1,146 (+6%)	10mo	$90,000	$79	72
316 Maple St	0.02mi	3/2.0	1,116 (+3%)	21mo	$170,000	$152	72
1101 Vestal Rd	0.57mi	3/1.5	1,063 (-2%)	3mo	$164,948	$155	67
309 Maple St	0.06mi	2/1.0 (-1)	1,216 (+13%)	13mo	$149,000	$123	61
2712 William St	0.62mi	3/1.0	1,008 (-7%)	6mo	$170,000	$169	55
3102 Buckingham Rd	0.62mi	2/1.0 (-1)	970 (-10%)	2mo	$162,000	$167	48
1613 Vestal Rd	0.24mi	2/2.0 (-1)	920 (-15%)	14mo	$135,000	$147	44
932 Vestal Rd	0.69mi	2/1.0 (-1)	1,117 (+3%)	22mo	$96,000	$86	39
3113 Malverne Rd	0.50mi	3/2.0	1,212 (+12%)	17mo	$198,000	$163	38
3119 Andover Rd	0.69mi	4/1.0 (+1)	1,152 (+7%)	18mo	$125,000	$109	37
1216 Vestal Rd	0.47mi	2/1.0 (-1)	930 (-14%)	17mo	$60,000	$65	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.3%
• Equity multiple: 0.14×
• Total profit: $-52,819
• Equity at exit: $32,803

10-year hold

• IRR: -21.5%
• Equity multiple: -0.11×
• Total profit: $-68,306
• Equity at exit: $19,022

Cash invested: $61,600 (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 13850

• Home prices YoY: -33.5%
• Active inventory: 90
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$121 /mo · $1,450/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-268

Break-even live

Break-even rent $1,729

Max offer price $172,584

Occupancy floor —

Sensitivity live

Price	-10% $-144	-5% $-206	+0% $-268	+5% $-331	+10% $-393
Rent	-10% $-378	-5% $-323	+0% $-268	+5% $-214	+10% $-159
Rate	-1.0pp $-158	-0.5pp $-212	base $-268	+0.5pp $-325	+1.0pp $-383

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1807 Riverview Dr #1 Endicott, NY	3.0	1.5	1266	$1,800	$1.42	23d	1	0.86mi
2602 North St Unit 3W Endicott, NY	2.0	1.0	900	$1,100	$1.22	23d	1	0.88mi
2007 Tracy St Unit 1st Floor Endicott, NY	2.0	1.0	819	$1,250	$1.53	45d	1	0.88mi
1901 Tracy St Fl Ea Endicott, NY	2.0	1.0	986	$1,200	$1.22	23d	1	0.93mi
5 Colorado Ave Unit 1 Endicott, NY	2.0	1.0	750	$1,300	$1.73	45d	1	0.98mi
5 Colorado Ave Unit 2 Endicott, NY	2.0	1.0	750	$1,200	$1.60	45d	1	0.98mi
305 Adams Ave Endicott, NY	3.0	1.0	800	$1,450	$1.81	23d	1	1.01mi
212 Rano Blvd Unit 3 Vestal, NY	2.0	1.0	1200	$1,300	$1.08	45d	1	1.05mi
300 Rano Blvd Unit 3 Vestal, NY	2.0	1.0	1200	$1,300	$1.08	45d	1	1.08mi
3105 Burris Rd Unit 4 Vestal, NY	2.0	1.0	700	$1,550	$2.21	23d	1	1.12mi
3127 Burris Rd Vestal, NY	1.0–2.0	1.0	770	$1,600	$2.08	15d	12	1.15mi
107 N Jackson Ave Apt 2 Endicott, NY	2.0	1.0	950	$1,350	$1.42	45d	1	1.33mi
53 Washington Ave Unit 2 Endicott, NY	2.0	1.0	1180	$1,300	$1.10	23d	1	1.37mi
106 Madison Ave Unit 1 Endicott, NY	3.0	1.0	1050	$1,500	$1.43	45d	1	1.42mi
112 N Roosevelt Ave Endicott, NY	3.0	2.0	1299	$1,850	$1.42	45d	1	1.45mi

Listing history 13 events

1. 2026-06-21
   days on market $220,000 Active 16 DOM
2. 2026-06-19
   days on market $220,000 Active 14 DOM
3. 2026-06-18
   days on market $220,000 Active 13 DOM
4. 2026-06-17
   days on market $220,000 Active 12 DOM
5. 2026-06-16
   days on market $220,000 Active 11 DOM
6. 2026-06-15
   days on market $220,000 Active 10 DOM
7. 2026-06-14
   days on market $220,000 Active 8 DOM
8. 2026-06-13
   days on market $220,000 Active 7 DOM
9. 2026-06-10
   days on market $220,000 Active 5 DOM
10. 2026-06-09
    days on market $220,000 Active 4 DOM
11. 2026-06-08
    days on market $220,000 Active 3 DOM
12. 2026-06-07
    remarks 691-char remark
13. 2026-06-07
    listed $220,000 Active 2 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: $1,450 · $121/mo
• Projected year-2 tax: $2,584 · $215/mo
• Expected delta: +$1,134/yr (+$94/mo · 78.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 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: $16,675
• − Mortgage interest: −$12,323
• − Property taxes: −$1,450
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$6,400
• Taxable loss: −$7,266
• Est. tax savings @ 24.0%: +$1,744
• After-tax cash flow: $-1,477/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: Vestal Central School District
• NCES district ID: 3629610
• Math proficiency: 63% ▼ -7.00%
• Reading proficiency: 68% ▲ 4.00%
• Median HH income: $64,143
• Composite: 56.97/100
• National rank: #1111
• State rank: #168 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

• Population (ZIP): 23,675

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 (78%)
• Race & ethnicity: White 78% Asian 12% Hispanic / Latino 5% Two or more races 5% Black 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Scotch-Irish 2% Italian 2%
• Foreign-born: 14% · China, Canada, South Korea
• Languages at home: 84% English-only · Chinese 6% Other Indo-European 5% Other Asian/Pacific 2%

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: ▼ -142.14%
• Current HPI: 282.4645
• Rent YoY: —
• Metro: —
• 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

+300.0% since first listed

3 events — show timeline

• 2026-06-05 Listed $220,000 GBAOR
• 2012-01-27 Sold (Public Records) $35,000 Public Records
• 2000-08-01 Sold (Public Records) $55,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,450 · +1.8% YoY. Source: county tax records.