1701 Watson Blvd · Endicott, NY 13760

$299,000

4 bd · 2.0 ba · 2,184 sqft · MultiFamily public records · 114 Days on market

Built 1986 4,400 sqft lot $137/sqft · 9% above area Est $275k · 9% over

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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 +18.3/30.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Rent growth +4.3/5.0
• Schools +4.3/10.0
• ARV discount +3.6/15.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great duplex on a corner lot. Close to great food and other amenities. Large 3 bedroom 1 bath apartments. Not far from Washington Ave and many corporations. Large lot for off street parking. Each unit has huge private basements. Lots of storage. Spacious eat in kitchens. 2 decks- one for each unit. Separate utilities. Fully occupied. Tenants pay $1250.00 each per unit. Both Tenants have leases until August of 2026. Fresh paint. Second floor kitchen is completely remodeled. New flooring throughout. Many updates.

Key facts

• Separate utilities
• Off street parking
• Two decks

Tags

• CORNER LOT
• HUGE PRIVATE BASEMENTS
• OFF STREET PARKING
• SPACIOUS EAT IN KITCHENS
• TWO DECKS
• SEPARATE UTILITIES

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive. Per door: $138/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (0.9% below list).
• Recommended offer: $272k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 5.5% 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: schools D+, amenities D, crime 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.
• Market conditions: Rents rising fast (+7.1%/yr); 213 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• At $2,963/mo this rent would consume 54% of the median local household income ($66k/yr) (locally 1480% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 $84k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 13y ago; this cycle's ask has dropped $16k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; list at $299k implies a 76% gain — meaningful room to come down on a strong offer.

Recommended offer $272,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $275,102
• List price: $299,000
• Delta: 8.69%
• 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
213 Wilson Ave	0.42mi	5/2.0 (+1)	2,000 (-8%)	1mo	$250,000	$125	61
507 Hill Ave	0.55mi	4/2.0	2,144 (-2%)	13mo	$227,000	$106	60
317 N Jackson Ave	0.34mi	5/3.0 (+1)	2,100 (-4%)	13mo	$162,000	$77	58
1707 Tracy St Unit - 2 bldgs	0.66mi	4/2.0	2,247 (+3%)	8mo	$243,900	$109	58
103 Squires Ave	0.19mi	4/4.0	1,900 (-13%)	5mo	$166,315	$88	57
320 Odell Ave	0.42mi	5/2.0 (+1)	2,166 (-1%)	21mo	$172,000	$79	57
23 Robble Ave	0.56mi	4/3.0	2,300 (+5%)	10mo	$180,000	$78	52
1800 Witherill St	0.11mi	5/3.0 (+1)	2,436 (+12%)	19mo	$144,000	$59	51
311 Oak Hl	0.45mi	5/4.0 (+1)	2,240 (+3%)	14mo	$175,000	$78	50
2306 E Main St	0.59mi	4/2.0	2,304 (+6%)	18mo	$165,000	$72	49
2603 Smith Dr	0.60mi	4/3.0	2,004 (-8%)	12mo	$230,000	$115	44
314 Rogers Ave N	0.31mi	5/3.0 (+1)	2,464 (+13%)	21mo	$165,000	$67	38

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: -5.6%
• Equity multiple: 0.78×
• Total profit: $-18,121
• Equity at exit: $44,582

10-year hold

• IRR: 8.4%
• Equity multiple: 1.76×
• Total profit: $63,731
• Equity at exit: $25,852

Cash invested: $83,720 (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: 16.8×

Monthly cashflow live

• Estimated rent: $2,963 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$372 /mo · $4,464/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $276

Break-even live

Break-even rent $2,613

Max offer price $299,000

Occupancy floor 86%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,964
Total (2 units)			$2,963

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Milan Ave Endicott, NY	5.0	2.0	2240	$2,350	$1.05	44d	1	0.59mi
9 S Seward Ave Endicott, NY	3.0	1.5	1800	$2,000	$1.11	21d	1	0.69mi
723 Prescott Ave Endicott, NY	3.0	2.0	1544	$2,200	$1.42	44d	1	0.90mi
208 S Liberty Ave Unit 2 Endicott, NY	3.0	1.0	2376	$1,700	$0.72	21d	1	1.41mi

Listing history 45 events

1. 2026-06-19
   days on market $299,000 Active 114 DOM
2. 2026-06-18
   days on market $299,000 Active 113 DOM
3. 2026-06-17
   days on market $299,000 Active 112 DOM
4. 2026-06-16
   days on market $299,000 Active 111 DOM
5. 2026-06-15
   days on market $299,000 Active 110 DOM
6. 2026-06-14
   days on market $299,000 Active 108 DOM
7. 2026-06-13
   days on market $299,000 Active 107 DOM
8. 2026-06-10
   days on market $299,000 Active 105 DOM
9. 2026-06-09
   days on market $299,000 Active 104 DOM
10. 2026-06-08
    days on market $299,000 Active 103 DOM
11. 2026-06-07
    days on market $299,000 Active 102 DOM
12. 2026-06-05
    days on market $299,000 Active 99 DOM
13. 2026-06-03
    days on market $299,000 Active 98 DOM
14. 2026-06-02
    days on market $299,000 Active 97 DOM
15. 2026-06-01
    days on market $299,000 Active 96 DOM
16. 2026-05-31
    days on market $299,000 Active 95 DOM
17. 2026-05-30
    days on market $299,000 Active 94 DOM
18. 2026-04-13
    price $299,000 516-char remark

    Show marketing remark (516 chars)

    Great duplex on a corner lot. Close to great food and other amenities. Large 3 bedroom 1 bath apartments. Not far from Washington Ave and many corporations. Large lot for off street parking. Each unit has huge private basements. Lots of storage. Spacious eat in kitchens. 2 decks- one for each unit. Separate utilities. Fully occupied. Tenants pay $1250.00 each per unit. Both Tenants have leases until August of 2026. Fresh paint. Second floor kitchen is completely remodeled. New flooring throughout. Many updates.

19. 2026-02-25
    listed $315,000 Active 516-char remark

    Show marketing remark (516 chars)

    Great duplex on a corner lot. Close to great food and other amenities. Large 3 bedroom 1 bath apartments. Not far from Washington Ave and many corporations. Large lot for off street parking. Each unit has huge private basements. Lots of storage. Spacious eat in kitchens. 2 decks- one for each unit. Separate utilities. Fully occupied. Tenants pay $1250.00 each per unit. Both Tenants have leases until August of 2026. Fresh paint. Second floor kitchen is completely remodeled. New flooring throughout. Many updates.

20. 2025-08-28
    historical $1,250
21. 2025-07-30
    price $1,250
22. 2025-07-13
    price $1,300
23. 2025-06-18
    listed $1,400
24. 2023-11-20
    soldstatus $170,000
25. 2023-11-15
    soldstatus $170,000 Closed
26. 2023-09-13
    status Pending
27. 2023-08-25
    status Active
28. 2023-08-13
    historical
29. 2023-08-11
    listed $175,000 Active
30. 2023-08-09
    status Active
31. 2023-08-02
    historical
32. 2023-07-24
    status Pending
33. 2023-06-27
    price $175,000
34. 2023-05-31
    price $185,000
35. 2023-05-24
    listed $189,000 Active
36. 2022-06-22
    soldstatus $125,000
37. 2022-06-09
    soldstatus $125,000
38. 2022-04-11
    listed $125,000
39. 2020-08-11
    listed $95,000
40. 2018-02-26
    listed $90,000
41. 2017-08-28
    listed $90,000
42. 2017-08-28
    listed $90,000
43. 2014-07-29
    listed $115,000
44. 2013-06-03
    listed $115,900
45. 2004-10-27
    soldstatus $80,000

ⓘ 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: $4,464 · $372/mo
• Projected year-2 tax: $4,759 · $397/mo
• Expected delta: +$295/yr (+$25/mo · 6.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 17 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: $35,556
• − Mortgage interest: −$16,749
• − Property taxes: −$4,464
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,844
• − Management: −$2,844
• − Depreciation: −$8,698
• Taxable loss: −$1,539
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $3,684/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

+273.8% since first listed

28 events — show timeline

• 2026-04-13 Price Changed $299,000 GBAOR
• 2026-02-25 Listed $315,000 GBAOR
• 2025-08-28 Rental Removed $1,250 GBAOR
• 2025-07-30 Price Changed $1,250 GBAOR
• 2025-07-13 Price Changed $1,300 GBAOR
• 2025-06-18 Listed for Rent $1,400 GBAOR
• 2023-11-20 Sold (Public Records) $170,000 Public Records
• 2023-11-15 Sold (MLS) $170,000 GBAOR
• 2023-09-13 Pending — GBAOR
• 2023-08-25 Relisted — GBAOR
• 2023-08-13 Delisted — GBAOR
• 2023-08-11 Listed $175,000 GBAOR
• 2023-08-09 Relisted — GBAOR
• 2023-08-02 Delisted — GBAOR
• 2023-07-24 Pending — GBAOR
• 2023-06-27 Price Changed $175,000 GBAOR
• 2023-05-31 Price Changed $185,000 GBAOR
• 2023-05-24 Listed $189,000 GBAOR
• 2022-06-22 Sold (Public Records) $125,000 Public Records
• 2022-06-09 Sold (MLS) $125,000 GBAOR
• 2022-04-11 Listed $125,000 GBAOR
• 2020-08-11 Listed $95,000 GBAOR
• 2018-02-26 Listed $90,000 GBAOR
• 2017-08-28 Listed $90,000 UNYREIS
• 2017-08-28 Listed $90,000 GBAOR
• 2014-07-29 Listed $115,000 GBAOR
• 2013-06-03 Listed $115,900 GBAOR
• 2004-10-27 Sold (Public Records) $80,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $4,464 · +3.4% YoY. Source: county tax records.