17-17 1/2 Carol Ct

Endwell, NY 13760

$249,900D-

3 bd · 2.0 ba · 1,240 sqft · Built 1985 · Townhouse · Pending · 8 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,492/mo
• Mortgage (P&I): −$1,311
• Tax + insurance: −$545
• HOA: −$0
• Vac / Maint / Mgmt: −$313
• Net cashflow: $-677/mo
• Annual: $-8,121/yr
• Cap rate: 3.04%
• Cash-on-cash: -11.61%
• DSCR: 0.48
• 1% rule: 0.60%
• Cash to close: $69,972

Investor read

• This is a 3-bed/2.0-bath townhouse listed at $250k.
• 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).
• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $130k (47.8% below list) — sets the bar for cash-flow.
• 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.
• 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).
• Broome County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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?
• 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.
• 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.
• 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.