1705 E Main Street St · Endicott, NY 13760

$159,999

3 bd · 3.0 ba · 3,157 sqft · MultiFamily public records · 78 Days on market

Built 1930 4,791 sqft lot $51/sqft · 41% below area Est $273k · 41% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Schools +4.3/10.0
• 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: 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 2×1bd/1ba + 1×5bd/1ba units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $713/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.3% 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; 2 comparable units currently listed for rent nearby; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• At $4,084/mo this rent would consume 74% 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 $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 78 days — a 6% lower offer ($150k) 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 $150,399 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 2.55% ✓
• Cap rate: 22.34%
• Cash-on-cash: 57.30%
• DSCR: 3.55
• GRM: 3.3

CMA / ARV

• ARV (median comp): $273,266
• List price: $159,999
• Delta: -41.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Fillmore Ave	0.66mi	4/2.0 (+1)	2,921 (-8%)	9mo	$42,546	$15	40

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: 60.4%
• Equity multiple: 3.85×
• Total profit: $127,875
• Equity at exit: $23,856

10-year hold

• IRR: 66.4%
• Equity multiple: 9.15×
• Total profit: $365,130
• 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: 213
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $4,084 high
• Mortgage (P&I): −$839
• Tax from tax record: −$181 /mo · $2,176/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$858
• Net cashflow: $2,139

Break-even live

Break-even rent $1,376

Max offer price $159,999

Occupancy floor 43%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,352
1× unit	5	1	$1,731
Total (3 units)			$4,084

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
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 Pine St Endicott, NY	2.0	1.0	3372	$1,200	$0.36	21d	1	1.02mi
208 S Liberty Ave Unit 2 Endicott, NY	3.0	1.0	2376	$1,700	$0.72	21d	1	1.14mi

Listing history 27 events

1. 2026-06-19
   days on market $159,999 Active 78 DOM
2. 2026-06-18
   days on market $159,999 Active 77 DOM
3. 2026-06-17
   days on market $159,999 Active 76 DOM
4. 2026-06-16
   days on market $159,999 Active 75 DOM
5. 2026-06-15
   days on market $159,999 Active 74 DOM
6. 2026-06-14
   days on market $159,999 Active 72 DOM
7. 2026-06-13
   days on market $159,999 Active 71 DOM
8. 2026-06-10
   days on market $159,999 Active 69 DOM
9. 2026-06-09
   days on market $159,999 Active 68 DOM
10. 2026-06-08
    days on market $159,999 Active 67 DOM
11. 2026-06-07
    days on market $159,999 Active 66 DOM
12. 2026-06-05
    days on market $159,999 Active 63 DOM
13. 2026-06-03
    days on market $159,999 Active 62 DOM
14. 2026-06-02
    days on market $159,999 Active 61 DOM
15. 2026-06-01
    days on market $159,999 Active 60 DOM
16. 2026-05-31
    days on market $159,999 Active 59 DOM
17. 2026-05-30
    days on market $159,999 Active 58 DOM
18. 2026-04-27
    price $159,999 126-char remark

    Show marketing remark (126 chars)

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

19. 2026-04-07
    status Active 126-char remark

    Show marketing remark (126 chars)

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

20. 2026-03-25
    status Active 126-char remark

    Show marketing remark (126 chars)

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

21. 2025-09-09
    status Pending 126-char remark

    Show marketing remark (126 chars)

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

22. 2025-09-04
    listed $179,000 Active 126-char remark

    Show marketing remark (126 chars)

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

23. 2019-10-10
    soldstatus $14,000
24. 2019-03-12
    listed $21,900
25. 2015-09-07
    listed $54,900
26. 2015-01-05
    listed $69,900
27. 2013-04-08
    soldstatus $50,000

ⓘ 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: $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: $49,008
• − Mortgage interest: −$8,962
• − Property taxes: −$2,176
• − Insurance: −$800
• − Repairs & maintenance: −$3,921
• − Management: −$3,921
• − Depreciation: −$4,655
• Taxable income: $24,574
• Est. tax owed @ 24.0%: −$5,898
• After-tax cash flow: $19,774/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

+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.