1705 E Main Street St · Endicott, NY 13760

$159,999

3 bd · 3.0 ba · 3,157 sqft · MultiFamily public records · 22 Days on market

Built 1930 Fair condition 4,791 sqft lot $51/sqft · 42% below area Est $274k · 42% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.0/10.0
• Rent growth +4.3/5.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

THREE FAMILY IN ENDICOTT, first floor has 2 one-bedroom units, and the second floor has the largest unit with a walk-up attic.

Key facts

• Walk-up attic
• 4,791 sq ft lot
• Garage

Tags

• WALK-UP ATTIC

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $160k. Condition is rated fair.
• This rent per unit runs 36% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 33.2% vs local median 5.7% 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: 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: Thomas J Watson Sr Elementary School (math 37% / reading 57%, grade D-, #1,195 of 2,108 statewide, top 60%, 267 students, 51% 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); 380 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 $45k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $19k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $160k implies a 1043% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,599 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 3.70% ✓
• Cap rate: 33.24%
• Cash-on-cash: 96.24%
• DSCR: 5.28
• GRM: 2.3

CMA / ARV

• ARV (median comp): $273,764
• List price: $159,999
• Delta: -41.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 Chestnut Ln	1.07mi	3/1.5	2,402 (-24%)	1mo	$275,000	$114	33
2700 Ward Ave	1.20mi	4/2.5 (+1)	2,645 (-16%)	1mo	$304,000	$115	32
585 Sequoia Ln	1.06mi	3/2.0	2,444 (-23%)	5mo	$425,000	$174	32
1005 Beechwood Ln	0.97mi	4/2.5 (+1)	2,479 (-22%)	2mo	$352,000	$142	31
721 Sequoia Ln	1.08mi	4/3.0 (+1)	2,769 (-12%)	10mo	$285,000	$103	31
403 W Main St	1.50mi	4/2.0 (+1)	2,400 (-24%)	1mo	$199,900	$83	30
525 Lagrange St	1.31mi	3/2.5	2,528 (-20%)	10mo	$358,000	$142	30
2801 University Cir	1.35mi	4/2.0 (+1)	2,422 (-23%)	3mo	$270,000	$111	29
2710 Hamilton Dr	1.22mi	4/2.0 (+1)	2,587 (-18%)	4mo	$375,573	$145	28
4533 Foster Rd	0.71mi	4/2.5 (+1)	2,482 (-21%)	9mo	$395,000	$159	27
268 E Academy Dr	1.24mi	3/1.5	2,372 (-25%)	9mo	$249,000	$105	27
400 Warren St	1.30mi	4/2.5 (+1)	2,488 (-21%)	11mo	$365,000	$147	24

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: —
• Equity multiple: 6.10×
• Total profit: $228,367
• Equity at exit: $23,856

10-year hold

• IRR: —
• Equity multiple: 14.55×
• Total profit: $607,160
• Equity at exit: $13,834

Cash invested: $44,800 (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: 380
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $5,924 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$181 /mo · $2,176/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,244
• Net cashflow: $3,593

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$5,925
Total (3 units)			$5,924

Break-even live

Break-even rent $1,376

Max offer price $159,999

Occupancy floor 34%

Sensitivity live

Price	-10% $3,683	-5% $3,638	+0% $3,593	+5% $3,548	+10% $3,502
Rent	-10% $3,125	-5% $3,359	+0% $3,593	+5% $3,827	+10% $4,061
Rate	-1.0pp $3,673	-0.5pp $3,634	base $3,593	+0.5pp $3,551	+1.0pp $3,509

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: $40,000
• Closing costs: $4,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Cleveland Ave Endicott, NY	4.0	2.0	2448	$2,000	$0.82	51d	1	0.49mi
1705 Watson Blvd Endicott, NY	4.0	2.5	1105	$2,395	$2.17	8d	1	0.60mi
2003 Watson Blvd Endicott, NY	4.0	2.0	1800	$2,000	$1.11	5d	1	0.62mi
124 Eldredge Dr Vestal, NY	4.0	3.0	2714	$3,000	$1.11	0d	1	0.73mi
2405 Jenkins St Endicott, NY	4.0	2.0	1540	$2,200	$1.43	0d	1	0.92mi
364 Oak St Vestal, NY	4.0	2.0	1670	$2,300	$1.38	36d	1	0.93mi
409 Milan Ave Endicott, NY	5.0	2.0	2240	$2,350	$1.05	184d	1	1.12mi
609 Oak Hill Ave Endicott, NY	4.0	2.0	1750	$2,100	$1.20	37d	1	1.24mi

Listing history 50 events

1. 2026-10-15
   days on market $159,999 Active 22 DOM
2. 2026-10-14
   days on market $159,999 Active 21 DOM
3. 2026-10-13
   days on market $159,999 Active 20 DOM
4. 2026-10-12
   days on market $159,999 Active 19 DOM
5. 2026-10-11
   days on market $159,999 Active 18 DOM
6. 2026-10-10
   days on market $159,999 Active 17 DOM
7. 2026-10-09
   days on market $159,999 Active 16 DOM
8. 2026-10-08
   days on market $159,999 Active 15 DOM
9. 2026-10-07
   days on market $159,999 Active 14 DOM
10. 2026-10-06
    days on market $159,999 Active 13 DOM
11. 2026-10-05
    days on market $159,999 Active 12 DOM
12. 2026-10-04
    days on market $159,999 Active 11 DOM
13. 2026-10-03
    days on market $159,999 Active 10 DOM
14. 2026-10-02
    days on market $159,999 Active 9 DOM
15. 2026-10-01
    days on market $159,999 Active 8 DOM
16. 2026-09-30
    days on market $159,999 Active 7 DOM
17. 2026-09-29
    days on market $159,999 Active 6 DOM
18. 2026-09-28
    days on market $159,999 Active 5 DOM
19. 2026-09-25
    days on market $159,999 Active 176 DOM
20. 2026-09-24
    days on market $159,999 Active 175 DOM
21. 2026-09-24
    days on market $159,999 Active 174 DOM
22. 2026-09-22
    statusdays on market $159,999 Active 173 DOM
23. 2026-09-20
    days on market $159,999 Active Under Contract 171 DOM
24. 2026-09-18
    days on market $159,999 Active Under Contract 169 DOM
25. 2026-09-17
    days on market $159,999 Active Under Contract 168 DOM
26. 2026-09-16
    days on market $159,999 Active Under Contract 167 DOM
27. 2026-09-15
    days on market $159,999 Active Under Contract 166 DOM
28. 2026-09-14
    days on market $159,999 Active Under Contract 165 DOM
29. 2026-09-13
    days on market $159,999 Active Under Contract 164 DOM
30. 2026-09-12
    days on market $159,999 Active Under Contract 163 DOM
31. 2026-09-11
    days on market $159,999 Active Under Contract 162 DOM
32. 2026-09-05
    days on market $159,999 Active Under Contract 156 DOM
33. 2026-09-04
    days on market $159,999 Active Under Contract 155 DOM
34. 2026-09-03
    days on market $159,999 Active Under Contract 154 DOM
35. 2026-08-30
    days on market $159,999 Active Under Contract 150 DOM
36. 2026-08-29
    days on market $159,999 Active Under Contract 149 DOM
37. 2026-08-28
    days on market $159,999 Active Under Contract 148 DOM
38. 2026-08-27
    days on market $159,999 Active Under Contract 147 DOM
39. 2026-08-26
    days on market $159,999 Active Under Contract 146 DOM
40. 2026-08-25
    days on market $159,999 Active Under Contract 145 DOM
41. 2026-08-24
    days on market $159,999 Active Under Contract 144 DOM
42. 2026-08-23
    days on market $159,999 Active Under Contract 143 DOM
43. 2026-08-22
    days on market $159,999 Active Under Contract 142 DOM
44. 2026-08-21
    days on market $159,999 Active Under Contract 141 DOM
45. 2026-08-20
    days on market $159,999 Active Under Contract 140 DOM
46. 2026-08-19
    days on market $159,999 Active Under Contract 139 DOM
47. 2026-08-18
    days on market $159,999 Active Under Contract 138 DOM
48. 2026-08-17
    days on market $159,999 Active Under Contract 137 DOM
49. 2026-08-16
    days on market $159,999 Active Under Contract 136 DOM
50. 2026-08-15
    days on market $159,999 Active Under Contract 135 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: $2,176 · $181/mo
• Projected year-2 tax: $2,440 · $203/mo
• Expected delta: +$264/yr (+$22/mo · 12.1%)

ⓘ 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 2/10 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: $71,088
• − Mortgage interest: −$8,962
• − Property taxes: −$2,176
• − Insurance: −$800
• − Repairs & maintenance: −$5,687
• − Management: −$5,687
• − Depreciation: −$4,655
• Taxable income: $43,121
• Est. tax owed @ 24.0%: −$10,349
• After-tax cash flow: $32,766/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab Est. rehab $78,925–$142,065 screening

This three-family property requires significant exterior repairs and maintenance, including repainting, landscaping, and fencing repairs. These improvements would significantly enhance its resale and rental value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant damage to the roof is visible, with missing shingles and exposed structure.
• Major Windows (windows) — The windows appear to be old and possibly not functioning properly, indicating a need for replacement.
• Major Exterior (exterior) — The siding is peeling and damaged, indicating a need for repair or replacement.
• Major Electrical (electrical) — The electrical panel appears to be old and possibly not up to code, indicating a need for replacement or upgrade.
• Major Plumbing (plumbing) — The exterior plumbing fixtures are old and possibly not functioning properly, indicating a need for replacement.

Repairs flagged

• Major roof — Signs of significant wear and potential damage.
• Major siding — Peeling paint and visible wear on the exterior.
• Major exterior paint — Peeling paint on the siding and roof.
• Major fencing — Visible damage and missing sections.

Value-add opportunities

• Both Painting the exterior — Fresh paint can significantly improve the home's curb appeal and value. ↑
• Both Landscaping and yard maintenance — A well-maintained yard can enhance the home's appeal and increase its value. ↑
• Both Rebuilding or repairing the fencing — A functional and attractive fence can improve the home's safety and curb appeal. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 60/100

Zoned Schools

Elementary Thomas J Watson Sr Elementary School D- NY #1,195/2,108 Nat'l #14,504/41,679 Middle Jennie F Snapp Middle School F NY #402/729 Nat'l #5,727/14,009 High Union-Endicott High School A+ NY #231/1,100 Nat'l #375/17,239

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

B Composite livability gradescore 70/100

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 · 187,989 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: 8% of renters

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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%

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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%
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

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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

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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

+220.0% since first listed

10 events — show timeline

• 2026-04-27 Price Changed $159,999 GBAOR
• 2026-04-07 Relisted — GBAOR
• 2026-03-25 Relisted — GBAOR
• 2025-09-09 Pending — GBAOR
• 2025-09-04 Listed $179,000 GBAOR
• 2019-10-10 Sold (MLS) $14,000 GBAOR
• 2019-03-12 Listed $21,900 GBAOR
• 2015-09-07 Listed $54,900 GBAOR
• 2015-01-05 Listed $69,900 GBAOR
• 2013-04-08 Sold (Public Records) $50,000 Public Records

Property tax history

-4.0%/yr

Latest (2025): $2,176 · +3.4% YoY. Source: county tax records.