17-17 1/2 Carol Ct · Endwell, NY 13760

$249,900

3 bd · 2.0 ba · 1,240 sqft · Townhouse public records · 8 Days on market

Built 1985 0.31 ac lot $202/sqft · 13% above area Est $425k · 41% under

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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).

• ARV discount +15.0/15.0
• Schools +4.9/10.0
• Rent growth +4.3/5.0
• Cash flow +4.2/30.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Attractive move in ready, neat and clean duplex in Maine Endwell School Districit - convenient to all ammenties within walking distance. Well maintained boileres 2008, newer hot water heaters, newer vinyl & carpet flooring - large corner lot in area of nice homes. No inside pictures at this time to respect wonderful tenants both units show pride of "ownership" Could be owner occupy as tenants are now on month to month leases. 48 HOURS notice to show A MUST - sorry no excepts. By appointment only please!

Key facts

• Large corner lot
• Newer vinyl flooring
• Move in ready

Tags

• MOVE IN READY
• MAINE ENDWELL SCHOOL DISTRICT
• LARGE CORNER LOT
• WELL MAINTAINED BOILERS
• NEWER HOT WATER HEATERS
• NEWER VINYL FLOORING

Property features AI

Finance

• Other: Zoning: R
• Financial info: Unit 1 actual rent: $1,150; Unit 2 actual rent: $1,100

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Duplex (residential income property); Two-story style (above grade finished area reported)
• Construction: Aluminum siding
• Exterior features: Level lot; 112 x 119 lot dimensions; Patio; Storm doors; Shed(s)

Interior

• Kitchen: Dishwasher; Oven; Range; Range hood; Refrigerator; Gas water heater
• Bedrooms: Two 3-bedroom units
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms and two half bathrooms total; Each unit has 1 bathroom
• Heating & cooling: Baseboard heating; Ceiling fans for cooling
• Interior features: Ceiling fans; Storm doors; Patio; Shed(s)
• Laundry & utility: Washer and dryer included; Electric dryer hookup

🏷️ Possibly a rental listed for sale. The $249,900 price doesn't fit this home's estimated sale value (~$425,397) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-677 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (47.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (40.3% below list).
• Recommended offer: $130k (47.8% below list) — sets the bar for cash-flow.
• Cap rate 3.0% vs local median 4.0% in Endwell — 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 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.
• Maine-Endwell Central School District (suburban): math 54% / reading 60% proficiency, ranked #278 of 590 in NY (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Homer Brink School (math 68% / reading 71%, grade A-, #447 of 2,108 statewide, top 24%, 731 students, 32% FRL); Maine-Endwell Middle School (math 31% / reading 57%, grade D, #363 of 729 statewide, top 50%, 564 students, 39% FRL); Maine-Endwell Senior High School (math 98% / reading 90%, grade A+, #124 of 1,100 statewide, top 12%, 728 students, 36% FRL).
• Zoned-school proficiency averages 69% at this address vs 57% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Maine-Endwell Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.1%/yr); 217 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $130,355 (47.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.60% ✗
• Cap rate: 3.04%
• Cash-on-cash: -11.61%
• DSCR: 0.48
• GRM: 14.0

CMA / ARV

• ARV (median comp): $425,397
• List price: $249,900
• Delta: -41.25%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Carol Ct	0.13mi	3/1.5	1,240 (0%)	13mo	$177,000	$143	81
19 Carol Ct	0.08mi	2/1.5 (-1)	1,240 (0%)	16mo	$185,000	$149	76

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: -32.7%
• Equity multiple: -0.10×
• Total profit: $-77,103
• Equity at exit: $37,261

10-year hold

• IRR: -22.3%
• Equity multiple: -0.34×
• Total profit: $-93,692
• Equity at exit: $21,607

Cash invested: $69,972 (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: 14.0×

Monthly cashflow live

• Estimated rent: $1,492 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$441 /mo · $5,286/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-677

Break-even live

Break-even rent $2,348

Max offer price $130,355

Occupancy floor —

Sensitivity live

Price	-10% $-535	-5% $-606	+0% $-677	+5% $-747	+10% $-818
Rent	-10% $-795	-5% $-736	+0% $-677	+5% $-618	+10% $-559
Rate	-1.0pp $-551	-0.5pp $-613	base $-677	+0.5pp $-741	+1.0pp $-807

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3544 Smith Dr Endicott, NY	1.0–2.0	1.0	937	$1,245	$1.33	15d	1	0.89mi

Listing history 2 events

1. 2026-05-08
   status Pending 524-char remark
2. 2026-04-30
   listed $249,900 Active 524-char remark

ⓘ 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: $5,286 · $441/mo
• Projected year-2 tax: $5,286 · $441/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 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: $17,900
• − Mortgage interest: −$13,998
• − Property taxes: −$5,286
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$7,270
• Taxable loss: −$12,768
• Est. tax savings @ 24.0%: +$3,064
• After-tax cash flow: $-5,056/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: Maine-Endwell Central School District
• NCES district ID: 3618150
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 60% ▲ 6.00%
• Median HH income: $55,531
• Composite: 49.1/100
• National rank: #2052
• State rank: #278 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

• County: Broome County · 126,805 people
• 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

2 events — show timeline

• 2026-05-08 Pending — GBAOR
• 2026-04-30 Listed $249,900 GBAOR

Property tax history

+1.5%/yr

Latest (2025): $5,286 · +2.2% YoY. Source: county tax records.