401 Taft Ave · Endwell, NY 13760

$215,000

4 bd · 2.0 ba · 1,583 sqft · MultiFamily public records · 219 Days on market

Built 1900 0.35 ac lot $136/sqft · 26% below area Est $290k · 26% under

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Why this score? — see what drove the C- 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
• Cash flow +13.4/30.0
• Rent growth +4.3/5.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

This inviting property presents a wonderful opportunity for homeowners or investors seeking a versatile residence in a desirable neighborhood. Boasting a thoughtful layout, ample living space, and outdoor areas, it offers comfort and functionality for everyday living. The home is situated in a convenient location, close to schools, shopping, and community amenities, making daily life easy and accessible. Well-maintained and ready for personalization, this property combines classic charm with practical features, providing a solid foundation for a long-term investment or a comfortable family home. Its appealing setting and potential make it an attractive option for a variety of buyers.

Key facts

• 0.35 acre lot
• Built 1900
• Listed 218 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $5 ($62/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (11.1% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.0% in Endwell — 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 73/100 on livability (#303 in NY, #4,992 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools A; Watch: crime D-, amenities 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.
• Market conditions: Rents rising fast (+7.1%/yr); 213 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• This rent runs 35% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 219 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $215k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.89% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (median comp): $289,659
• List price: $215,000
• Delta: -25.77%
• 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
401 & 403 Taft Ave	0.00mi	4/2.0	1,583 (0%)	18mo	$140,000	$88	85
2718 Yale St	0.25mi	4/2.0	1,632 (+3%)	7mo	$240,000	$147	78
317 Rogers Ave	0.39mi	4/2.0	1,628 (+3%)	10mo	$165,000	$101	68
120 Hayes Ave	0.31mi	3/2.0 (-1)	1,514 (-4%)	6mo	$85,000	$56	68
5 Colorado Ave	0.64mi	4/2.0	1,536 (-3%)	6mo	$100,000	$65	60
223 Hill Ave	0.52mi	4/3.0	1,620 (+2%)	11mo	$209,000	$129	59
408 Squires Ave	0.41mi	4/2.0	1,820 (+15%)	6mo	$210,000	$115	50
601 Oak Ave	0.62mi	4/2.0	1,456 (-8%)	13mo	$145,000	$100	47
306 Hill Ave	0.48mi	4/2.0	1,744 (+10%)	18mo	$136,000	$78	45
817 N Rogers Ave	0.59mi	4/2.0	1,352 (-15%)	5mo	$246,000	$182	44
12 South Willis Ave	0.74mi	4/2.0	1,792 (+13%)	5mo	$182,500	$102	39
318 Odell Ave	0.52mi	3/2.0 (-1)	1,784 (+13%)	21mo	$137,000	$77	32

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: -11.6%
• Equity multiple: 0.56×
• Total profit: $-26,279
• Equity at exit: $32,057

10-year hold

• IRR: 2.8%
• Equity multiple: 1.24×
• Total profit: $14,279
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$288 /mo · $3,459/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $5

Break-even live

Break-even rent $1,905

Max offer price $215,000

Occupancy floor 95%

Sensitivity live

Price	-10% $127	-5% $66	+0% $5	+5% $-56	+10% $-117
Rent	-10% $-146	-5% $-70	+0% $5	+5% $81	+10% $156
Rate	-1.0pp $113	-0.5pp $60	base $5	+0.5pp $-51	+1.0pp $-107

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 N Roosevelt Ave Endicott, NY	3.0	2.0	1299	$1,850	$1.42	44d	1	0.40mi
9 S Seward Ave Endicott, NY	3.0	1.5	1800	$2,000	$1.11	21d	1	0.66mi
409 Milan Ave Endicott, NY	5.0	2.0	2240	$2,350	$1.05	44d	1	0.71mi
723 Prescott Ave Endicott, NY	3.0	2.0	1544	$2,200	$1.42	44d	1	0.91mi
106 Madison Ave Unit 1 Endicott, NY	3.0	1.0	1050	$1,500	$1.43	44d	1	1.06mi
1807 Riverview Dr #1 Endicott, NY	3.0	1.5	1266	$1,800	$1.42	21d	1	1.10mi

Listing history 15 events

1. 2026-06-03
   days on market $215,000 Active 219 DOM
2. 2026-06-02
   days on market $215,000 Active 218 DOM
3. 2026-06-01
   days on market $215,000 Active 217 DOM
4. 2026-05-31
   days on market $215,000 Active 216 DOM
5. 2026-05-30
   days on market $215,000 Active 215 DOM
6. 2026-03-17
   price $215,000 692-char remark

   Show marketing remark (692 chars)

   This inviting property presents a wonderful opportunity for homeowners or investors seeking a versatile residence in a desirable neighborhood. Boasting a thoughtful layout, ample living space, and outdoor areas, it offers comfort and functionality for everyday living. The home is situated in a convenient location, close to schools, shopping, and community amenities, making daily life easy and accessible. Well-maintained and ready for personalization, this property combines classic charm with practical features, providing a solid foundation for a long-term investment or a comfortable family home. Its appealing setting and potential make it an attractive option for a variety of buyers.

7. 2025-10-27
   listed $229,000 Active 692-char remark

   Show marketing remark (692 chars)

   This inviting property presents a wonderful opportunity for homeowners or investors seeking a versatile residence in a desirable neighborhood. Boasting a thoughtful layout, ample living space, and outdoor areas, it offers comfort and functionality for everyday living. The home is situated in a convenient location, close to schools, shopping, and community amenities, making daily life easy and accessible. Well-maintained and ready for personalization, this property combines classic charm with practical features, providing a solid foundation for a long-term investment or a comfortable family home. Its appealing setting and potential make it an attractive option for a variety of buyers.

8. 2024-12-20
   soldstatus $140,000 Closed 969-char remark

   Show marketing remark (969 chars)

   Welcome to 401 & 403 Taft Ave! This prime investment property is nestled in one of Endicott's most desirable school districts, offering an excellent opportunity for both investors and homeowners. This charming duplex combines comfort and convenience, making it perfect for those looking to maximize their investment or reduce their mortgage with rental income. Unit 1: Recently remodeled, this cozy 2-bedroom unit features a stylish living area, a modern kitchen, a spacious primary bedroom, and a versatile second room that can serve as a bedroom or office. Unit 2: A larger 2-bedroom unit with a generous living space, a welcoming kitchen, and two ample-sized bedrooms. Investment Potential: Located in a top-rated school district, this property promises strong rental demand. With one unit already rented, you'll enjoy immediate positive cash flow. Whether you're a seasoned investor or just starting out, this duplex offers a secure and profitable investment.

9. 2024-08-30
   status Pending 969-char remark

   Show marketing remark (969 chars)

   Welcome to 401 & 403 Taft Ave! This prime investment property is nestled in one of Endicott's most desirable school districts, offering an excellent opportunity for both investors and homeowners. This charming duplex combines comfort and convenience, making it perfect for those looking to maximize their investment or reduce their mortgage with rental income. Unit 1: Recently remodeled, this cozy 2-bedroom unit features a stylish living area, a modern kitchen, a spacious primary bedroom, and a versatile second room that can serve as a bedroom or office. Unit 2: A larger 2-bedroom unit with a generous living space, a welcoming kitchen, and two ample-sized bedrooms. Investment Potential: Located in a top-rated school district, this property promises strong rental demand. With one unit already rented, you'll enjoy immediate positive cash flow. Whether you're a seasoned investor or just starting out, this duplex offers a secure and profitable investment.

10. 2024-08-01
    listed $155,000 Active 969-char remark

    Show marketing remark (969 chars)

    Welcome to 401 & 403 Taft Ave! This prime investment property is nestled in one of Endicott's most desirable school districts, offering an excellent opportunity for both investors and homeowners. This charming duplex combines comfort and convenience, making it perfect for those looking to maximize their investment or reduce their mortgage with rental income. Unit 1: Recently remodeled, this cozy 2-bedroom unit features a stylish living area, a modern kitchen, a spacious primary bedroom, and a versatile second room that can serve as a bedroom or office. Unit 2: A larger 2-bedroom unit with a generous living space, a welcoming kitchen, and two ample-sized bedrooms. Investment Potential: Located in a top-rated school district, this property promises strong rental demand. With one unit already rented, you'll enjoy immediate positive cash flow. Whether you're a seasoned investor or just starting out, this duplex offers a secure and profitable investment.

11. 2019-01-21
    listed $87,500
12. 2018-07-12
    listed $87,500
13. 2002-11-10
    soldstatus $65,000
14. 2002-10-25
    soldstatus $57,500
15. 2002-06-09
    listed $67,500

ⓘ 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: $3,459 · $288/mo
• Projected year-2 tax: $3,546 · $296/mo
• Expected delta: +$87/yr (+$7/mo · 2.5%)

ⓘ 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 7 d/yr ≥94°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: $22,943
• − Mortgage interest: −$12,043
• − Property taxes: −$3,459
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$6,255
• Taxable loss: −$3,559
• Est. tax savings @ 24.0%: +$854
• After-tax cash flow: $916/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 — 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

+218.5% since first listed

10 events — show timeline

• 2026-03-17 Price Changed $215,000 GBAOR
• 2025-10-27 Listed $229,000 GBAOR
• 2024-12-20 Sold (MLS) $140,000 GBAOR
• 2024-08-30 Pending — GBAOR
• 2024-08-01 Listed $155,000 GBAOR
• 2019-01-21 Listed $87,500 GBAOR
• 2018-07-12 Listed $87,500 GBAOR
• 2002-11-10 Sold (MLS) $65,000 GBAOR
• 2002-10-25 Sold (Public Records) $57,500 Public Records
• 2002-06-09 Listed $67,500 GBAOR

Property tax history

+2.0%/yr

Latest (2025): $3,459 · +3.7% YoY. Source: county tax records.