123 Robble Ave · Endicott, NY 13760

$224,900

3 bd · 1.5 ba · 2,262 sqft · SingleFamily public records · 54 Days on market

Built 1930 6,000 sqft lot Est $210k · 7% over

---

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 +5.8/30.0
• ARV discount +4.4/15.0
• Rent growth +4.3/5.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely Fabulous! Open Concept. Tons of natural light. Completely remodeled with high end furnishings. New roof & Windows. New furnace. High ceilings. New lighting w/ many ceiling fans and Can lights. 1st fl laundry. Large closets and pantry. New siding & hardwoods. Oak doors. Porcelain subway tiles. All SS appliances convey. Stunning views.

Key facts

• New gazebo
• Walk-in closet
• Updated kitchen

Tags

• TURN-KEY HOME
• UPDATED KITCHEN
• RECENTLY CONSTRUCTED DECK
• NEW GAZEBO
• WALK-IN CLOSET

Property features AI

Finance

• Other: Zoning: Res 1; Lot dimensions approximately 50 x 120; Subdivision: Uri Harper
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: Driveway
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Two-story; Entry level details not provided; Facing direction not provided
• Construction: Vinyl siding; Built year not provided; Foundation details not provided; 2,262 above-grade finished area
• Exterior features: Deck; Fenced yard; Sloped down lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator; Gas water heater
• Bedrooms: Bedrooms information not provided
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fan(s) for cooling
• Interior features: Walk-in closets; 13 total rooms
• 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 $225k.

Deal economics

• At list price, monthly cash flow is $-449 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (35.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (33.8% below list).
• Recommended offer: $146k (35.3% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 5.5% in Endicott — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 217 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 54 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $144k; list at $225k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,526 (35.3% 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 54 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.66% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.56%
• DSCR: 0.62
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $210,366
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Robble Ave	0.00mi	4/2.0 (+1)	2,262 (0%)	0mo	$260,000	$115	93
7 Cornell Ave	0.22mi	3/2.0	2,300 (+2%)	4mo	$233,000	$101	82
409 Milan Ave	0.35mi	3/2.0	2,240 (-1%)	5mo	$250,000	$112	76
626 Barnes	0.60mi	3/2.0	2,228 (-2%)	19mo	$155,000	$70	52
305 Skye Dr	0.29mi	3/2.5	2,514 (+11%)	17mo	$230,000	$91	50
315 Oak Ave	0.29mi	4/2.0 (+1)	2,528 (+12%)	19mo	$199,900	$79	44
311 N North Adams Ave	0.62mi	4/2.0 (+1)	2,004 (-11%)	5mo	$220,000	$110	41
508 Woodford Ave	0.71mi	3/1.5	2,016 (-11%)	10mo	$185,100	$92	40
319 N Jackson Ave	0.73mi	4/1.5 (+1)	2,192 (-3%)	20mo	$189,500	$86	39
202 Harrison Ave	0.73mi	4/2.0 (+1)	2,375 (+5%)	20mo	$165,000	$69	34
316 N Arthur Ave	0.70mi	3/2.0	1,976 (-13%)	18mo	$184,000	$93	30
100 Mckinley Ave	0.75mi	4/1.5 (+1)	1,928 (-15%)	9mo	$210,000	$109	28

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: -26.7%
• Equity multiple: 0.07×
• Total profit: $-58,614
• Equity at exit: $33,533

10-year hold

• IRR: -13.8%
• Equity multiple: 0.06×
• Total profit: $-59,133
• Equity at exit: $19,445

Cash invested: $62,972 (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: 12.6×

Monthly cashflow live

• Estimated rent: $1,489 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$353 /mo · $4,232/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-449

Break-even live

Break-even rent $2,058

Max offer price $145,526

Occupancy floor —

Sensitivity live

Price	-10% $-322	-5% $-386	+0% $-449	+5% $-513	+10% $-577
Rent	-10% $-567	-5% $-508	+0% $-449	+5% $-390	+10% $-332
Rate	-1.0pp $-336	-0.5pp $-392	base $-449	+0.5pp $-508	+1.0pp $-567

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 Pine St Endicott, NY	2.0	1.0	3372	$1,200	$0.36	22d	1	0.37mi
208 S Liberty Ave Unit 2 Endicott, NY	3.0	1.0	2376	$1,700	$0.72	22d	1	1.14mi
9 S Seward Ave Endicott, NY	3.0	1.5	1800	$2,000	$1.11	22d	1	1.21mi

Listing history 18 events

1. 2026-06-08
   status $224,900 Pending 54 DOM
2. 2026-06-07
   days on market $224,900 Active Under Contract 54 DOM
3. 2026-06-05
   days on market $224,900 Active Under Contract 51 DOM
4. 2026-06-03
   days on market $224,900 Active Under Contract 50 DOM
5. 2026-06-02
   days on market $224,900 Active Under Contract 49 DOM
6. 2026-06-01
   days on market $224,900 Active Under Contract 48 DOM
7. 2026-05-31
   days on market $224,900 Active Under Contract 47 DOM
8. 2026-05-30
   days on market $224,900 Active Under Contract 46 DOM
9. 2026-04-18
   historical Active Under Contract
10. 2026-04-14
    listed $224,900 Active
11. 2020-03-17
    soldstatus $143,617
12. 2020-03-06
    soldstatus $143,617 358-char remark

    Show marketing remark (358 chars)

    Absolutely Fabulous! Open Concept. Tons of natural light. Completely remodeled with high end furnishings. New roof & Windows. New furnace. High ceilings. New lighting w/ many ceiling fans and Can lights. 1st fl laundry. Large closets and pantry. New siding & hardwoods. Oak doors. Porcelain subway tiles. All SS appliances convey. Stunning views.

13. 2019-10-31
    listed $139,900 358-char remark

    Show marketing remark (358 chars)

    Absolutely Fabulous! Open Concept. Tons of natural light. Completely remodeled with high end furnishings. New roof & Windows. New furnace. High ceilings. New lighting w/ many ceiling fans and Can lights. 1st fl laundry. Large closets and pantry. New siding & hardwoods. Oak doors. Porcelain subway tiles. All SS appliances convey. Stunning views.

14. 2005-12-12
    soldstatus $52,000
15. 2005-11-09
    soldstatus $52,000 226-char remark

    Show marketing remark (226 chars)

    THIS 5 BEDRM 1.5 BATH TWO STORY IS LOCATED NEARTHE PARK AND NEAR LOGAN FIELD. AMENITIES INCLUDE LARGE ROOMS, FORMAL DINING ROOM, LARGE EAT-IN KITCHEN, LL FAMILY ROOM, ENCLOSED FRONT PORCH. NEEDS TLC. OWNER FINANCING AVAILABLE.

16. 2005-09-19
    listed $55,000 226-char remark

    Show marketing remark (226 chars)

    THIS 5 BEDRM 1.5 BATH TWO STORY IS LOCATED NEARTHE PARK AND NEAR LOGAN FIELD. AMENITIES INCLUDE LARGE ROOMS, FORMAL DINING ROOM, LARGE EAT-IN KITCHEN, LL FAMILY ROOM, ENCLOSED FRONT PORCH. NEEDS TLC. OWNER FINANCING AVAILABLE.

17. 2005-08-05
    soldstatus $38,879
18. 1999-11-29
    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: $4,232 · $353/mo
• Projected year-2 tax: $4,232 · $353/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 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $17,870
• − Mortgage interest: −$12,598
• − Property taxes: −$4,232
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$6,543
• Taxable loss: −$9,486
• Est. tax savings @ 24.0%: +$2,277
• After-tax cash flow: $-3,115/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

+332.5% since first listed

10 events — show timeline

• 2026-04-18 Contingent — GBAOR
• 2026-04-14 Listed $224,900 GBAOR
• 2020-03-17 Sold (Public Records) $143,617 Public Records
• 2020-03-06 Sold (MLS) $143,617 GBAOR
• 2019-10-31 Listed $139,900 GBAOR
• 2005-12-12 Sold (Public Records) $52,000 Public Records
• 2005-11-09 Sold (MLS) $52,000 GBAOR
• 2005-09-19 Listed $55,000 GBAOR
• 2005-08-05 Sold (Public Records) $38,879 Public Records
• 1999-11-29 Sold (Public Records) $52,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $4,232 · +8.4% YoY. Source: county tax records.