116 Fillmore Ave · Endicott, NY 13760

$149,900

5 bd · 2.0 ba · 1,674 sqft · MultiFamily public records · 18 Days on market

Built 1920 5,800 sqft lot Est $139k · 8% over

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Schools +4.3/10.0
• ARV discount +4.0/15.0
• 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

Expand your investment portfolio with this solid property. Located in a central area close to public transportation and shopping centers. Live in one unit and rent the other or rent both sides. Don't miss this great opportunity, see it today!

Key facts

• Separate utilities
• Finished attic
• Side by side duplex

Tags

• SIDE BY SIDE DUPLEX
• FINISHED BONUS SPACES
• ORIGINAL WOODWORK
• HARDWOOD FLOORS
• SEPARATE UTILITIES
• FINISHED ATTIC

Property features AI

Finance

• Financial info: Income noted for Unit 1: $1,200 monthly rent

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income); Single-story finished area above grade
• Construction: Shingle siding
• Exterior features: Deck; Enclosed porch; Porch; Shed(s); Level lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two 3-bedroom units
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Forced air heating; Ceiling fan(s) for cooling
• Interior features: Storm windows; Basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $549/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

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: Charles F Johnson Jr Elementary School (math 17% / reading 27%, grade F, #1,923 of 2,108 statewide, top 92%, 387 students, 66% FRL) — zoned schools average 66% FRL vs 42% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 50% district-wide (-28 pts) — the specific schools serving this property underperform the Union-Endicott Central School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.1%/yr); 213 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $42k; list at $150k implies a 261% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — 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. 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 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: 1.82% ✓
• Cap rate: 15.08%
• Cash-on-cash: 31.37%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $138,942
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Parsons Ave	0.07mi	5/2.0	1,873 (+12%)	3mo	$155,000	$83	74
6 Harrison Ave	0.14mi	4/2.0 (-1)	1,554 (-7%)	7mo	$160,000	$103	71
11 Cleveland Ave	0.19mi	6/2.0 (+1)	1,782 (+6%)	7mo	$155,000	$87	69
3 Parsons Ave	0.10mi	5/2.0	1,872 (+12%)	11mo	$125,000	$67	66
305 E Franklin St	0.37mi	6/2.0 (+1)	1,872 (+12%)	1mo	$170,000	$91	57
508 E Main St	0.41mi	4/2.0 (-1)	1,714 (+2%)	23mo	$85,000	$50	52
401 E Franklin St	0.32mi	4/2.0 (-1)	1,832 (+9%)	20mo	$99,900	$55	48
106 Carden St	0.52mi	4/2.0 (-1)	1,512 (-10%)	14mo	$90,000	$60	43
103 Squires Ave	0.73mi	4/4.0 (-1)	1,900 (+14%)	5mo	$166,315	$88	26

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: 30.9%
• Equity multiple: 2.37×
• Total profit: $57,364
• Equity at exit: $22,351

10-year hold

• IRR: 40.3%
• Equity multiple: 5.59×
• Total profit: $192,456
• Equity at exit: $12,961

Cash invested: $41,972 (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: 213
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,733 high
• Mortgage (P&I): −$786
• Tax from tax record: −$213 /mo · $2,559/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $1,097

Break-even live

Break-even rent $1,344

Max offer price $149,900

Occupancy floor 55%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,732
Total (2 units)			$2,733

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Milan Ave Endicott, NY	5.0	2.0	2240	$2,350	$1.05	43d	1	1.01mi

Listing history 15 events

1. 2026-06-19
   days on market $149,900 Active 18 DOM
2. 2026-06-18
   days on market $149,900 Active 17 DOM
3. 2026-06-17
   days on market $149,900 Active 16 DOM
4. 2026-06-16
   days on market $149,900 Active 15 DOM
5. 2026-06-15
   days on market $149,900 Active 14 DOM
6. 2026-06-14
   days on market $149,900 Active 12 DOM
7. 2026-06-13
   days on market $149,900 Active 11 DOM
8. 2026-06-10
   days on market $149,900 Active 9 DOM
9. 2026-06-09
   days on market $149,900 Active 8 DOM
10. 2026-06-08
    days on market $149,900 Active 7 DOM
11. 2026-06-07
    days on market $149,900 Active 6 DOM
12. 2026-06-05
    days on market $149,900 Active 3 DOM
13. 2026-06-03
    days on market $149,900 Active 2 DOM
14. 2026-06-02
    remarks 658-char remark
15. 2026-06-02
    listed $149,900 Active 1 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: $2,559 · $213/mo
• Projected year-2 tax: $2,559 · $213/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 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: $32,796
• − Mortgage interest: −$8,397
• − Property taxes: −$2,559
• − Insurance: −$750
• − Repairs & maintenance: −$2,624
• − Management: −$2,624
• − Depreciation: −$4,361
• Taxable income: $11,483
• Est. tax owed @ 24.0%: −$2,756
• After-tax cash flow: $10,412/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

+150.3% since first listed

5 events — show timeline

• 2026-06-01 Listed $149,900 GBAOR
• 2020-01-09 Sold (Public Records) $41,500 Public Records
• 2020-01-02 Sold (MLS) $41,500 GBAOR
• 2018-10-25 Listed $43,000 GBAOR
• 2014-04-13 Listed $59,900 GBAOR

Property tax history

-3.3%/yr

Latest (2025): $2,559 · +3.4% YoY. Source: county tax records.