13 Lincoln Ave · Endicott, NY 13760

$139,000

3 bd · 2.0 ba · 1,592 sqft · MultiFamily public records · 332 Days on market

Built 1900 Good condition 6,969 sqft lot $87/sqft · 22% below area Est $177k · 22% 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 +5.1/10.0
• Rent growth +4.3/5.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• 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

ENDICOTT TWO FAMILY, the whole inside of the house, BOTH FLOORS WERE REMODELED in January of this year! This would be terrific for an owner occupant or addition to your real estate investment portfolio. Both tenants pay their own utilities, and the first-floor unit has its own laundry room. The second story has access to the attic for storage. The front and rear porches allow each tenant to enjoy the sights and sounds of nature, and a deep backyard is a bonus, too! Nice location in a neighborhood with sidewalks. Close to services and amenities. Call your favorite real estate professional today to take a look!

Key facts

• Own laundry room
• Access to attic
• Deep backyard

Tags

• FULLY REMODELED INTERIOR
• OWN LAUNDRY ROOM
• ACCESS TO ATTIC
• FRONT AND REAR PORCHES
• DEEP BACKYARD
• SIDEWALKS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $139k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $533/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 5.0% 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: Charles F Johnson Jr Elementary School (math 17% / reading 27%, grade F, #1,923 of 2,108 statewide, top 92%, 387 students, 66% 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) — zoned schools average 57% FRL vs 42% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.1%/yr); 282 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $961 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 $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 332 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 332 days. Have you received any prior offers? Is the seller open to a 12% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.96% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.84%
• DSCR: 2.46
• GRM: 4.3

CMA / ARV

• ARV (median comp): $177,170
• List price: $139,000
• Delta: -21.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Harrison Ave	0.14mi	4/2.0 (+1)	1,554 (-2%)	8mo	$160,000	$103	78
1809 Monroe St	0.54mi	3/2.0	1,638 (+3%)	7mo	$65,000	$40	64
34 Robble Ave	0.42mi	3/2.0	1,500 (-6%)	17mo	$160,000	$107	57
223 Hill Ave	0.66mi	4/3.0 (+1)	1,620 (+2%)	13mo	$209,000	$129	47
2007 Tracy St	0.69mi	3/2.0	1,638 (+3%)	23mo	$155,000	$95	44
106 Carden St	0.70mi	4/2.0 (+1)	1,512 (-5%)	16mo	$90,000	$60	41
306 Hill Ave	0.72mi	4/2.0 (+1)	1,744 (+10%)	20mo	$136,000	$78	29

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: 32.9%
• Equity multiple: 2.47×
• Total profit: $57,076
• Equity at exit: $20,725

10-year hold

• IRR: 42.2%
• Equity multiple: 5.87×
• Total profit: $189,519
• Equity at exit: $12,018

Cash invested: $38,920 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 3 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $179,950 ($110/sqft)
• Median days on market: 33 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +1.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13760

• Home prices YoY: -32.7%
• Rents YoY: 7.1%
• Active inventory: 282
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,718 high
• Mortgage (P&I): −$729
• Tax from tax record: −$295 /mo · $3,543/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $1,065

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,718
Total (2 units)			$2,718

Break-even live

Break-even rent $1,370

Max offer price $139,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,144	-5% $1,104	+0% $1,065	+5% $1,026	+10% $986
Rent	-10% $850	-5% $958	+0% $1,065	+5% $1,173	+10% $1,280
Rate	-1.0pp $1,135	-0.5pp $1,100	base $1,065	+0.5pp $1,029	+1.0pp $992

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: $34,750
• Closing costs: $4,170
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 North St Unit 1 Endicott, NY	3.0	1.0	800	$1,300	$1.62	93d	1	0.10mi
106 Madison Ave Unit 1 Endicott, NY	3.0	1.0	1050	$1,500	$1.43	93d	1	0.15mi
804 Broad St Unit 2 Endicott, NY	3.0	1.0	975	$1,500	$1.54	93d	1	0.21mi
53 Washington Ave Unit 2 Endicott, NY	2.0	1.0	1180	$1,300	$1.10	70d	1	0.21mi
305 Adams Ave Endicott, NY	3.0	1.0	800	$1,450	$1.81	70d	1	0.56mi
1901 E Main St Endicott, NY	2.0	1.0	—	$1,100	—	93d	1	0.58mi
124 Squires Ave Unit 2 Endicott, NY	2.0	1.0	750	$1,100	$1.47	93d	1	0.60mi
1901 Tracy St Fl Ea Endicott, NY	2.0	1.0	986	$1,200	$1.22	70d	1	0.64mi
112 N Roosevelt Ave Endicott, NY	3.0	2.0	1299	$1,850	$1.42	93d	1	0.66mi
204 Rogers Ave Endicott, NY	2.0	1.5	1456	$2,000	$1.37	70d	1	0.67mi
207 S Loder Ave Unit D-15 Endicott, NY	2.0	1.0	700	$925	$1.32	70d	1	0.69mi
2007 Tracy St Unit 1st Floor Endicott, NY	2.0	1.0	819	$1,250	$1.53	93d	1	0.71mi
1807 Riverview Dr #1 Endicott, NY	3.0	1.5	1266	$1,800	$1.42	70d	1	0.72mi
107 N Jackson Ave Apt 2 Endicott, NY	2.0	1.0	950	$1,350	$1.42	93d	1	0.75mi
208 S Liberty Ave Unit 2 Endicott, NY	3.0	1.0	2376	$1,700	$0.72	70d	1	0.78mi
317 Rogers Ave Endicott, NY	2.0	1.0	900	$1,300	$1.44	70d	1	0.81mi
317 Rogers Ave Unit 2 Endicott, NY	3.0	1.0	1000	$1,300	$1.30	70d	1	0.81mi
100 Nanticoke Ave Unit 4 Endicott, NY	2.0	1.0	—	$1,550	—	93d	1	0.83mi
5 Colorado Ave Unit 1 Endicott, NY	2.0	1.0	750	$1,300	$1.73	93d	1	0.84mi
5 Colorado Ave Unit 2 Endicott, NY	2.0	1.0	750	$1,200	$1.60	93d	1	0.84mi
1201 Pine St Endicott, NY	2.0	1.0	3372	$1,200	$0.36	70d	1	0.85mi
1211 Pine St #1 Endicott, NY	3.0	1.0	952	$1,400	$1.47	93d	1	0.86mi
507 Hill Ave Unit 1 Endicott, NY	2.0	1.0	1072	$1,450	$1.35	93d	1	0.95mi
404 Exchange Ave Endicott, NY	2.0	1.0	850	$1,100	$1.29	93d	1	0.95mi
2602 North St Unit 3W Endicott, NY	2.0	1.0	900	$1,100	$1.22	70d	1	1.04mi
9 S Seward Ave Endicott, NY	3.0	1.5	1800	$2,000	$1.11	70d	1	1.12mi
723 Prescott Ave Endicott, NY	3.0	2.0	1544	$2,200	$1.42	93d	1	1.18mi
916 Irving Ave Unit 1 Endicott, NY	2.0	1.0	1200	$1,500	$1.25	70d	1	1.46mi
401 Clayton Ave Vestal, NY	2.0	1.0	952	$1,350	$1.42	93d	1	1.48mi

Listing history 50 events

1. 2026-08-08
   days on market $139,000 Active 332 DOM
2. 2026-08-07
   days on market $139,000 Active 331 DOM
3. 2026-08-06
   days on market $139,000 Active 330 DOM
4. 2026-08-05
   days on market $139,000 Active 329 DOM
5. 2026-08-04
   days on market $139,000 Active 328 DOM
6. 2026-08-03
   days on market $139,000 Active 327 DOM
7. 2026-07-31
   days on market $139,000 Active 324 DOM
8. 2026-07-30
   days on market $139,000 Active 323 DOM
9. 2026-07-29
   days on market $139,000 Active 322 DOM
10. 2026-07-27
    days on market $139,000 Active 320 DOM
11. 2026-07-25
    days on market $139,000 Active 318 DOM
12. 2026-07-24
    days on market $139,000 Active 317 DOM
13. 2026-07-23
    days on market $139,000 Active 316 DOM
14. 2026-07-22
    days on market $139,000 Active 315 DOM
15. 2026-07-21
    days on market $139,000 Active 314 DOM
16. 2026-07-18
    days on market $139,000 Active 311 DOM
17. 2026-07-16
    days on market $139,000 Active 309 DOM
18. 2026-07-16
    days on market $139,000 Active 308 DOM
19. 2026-07-14
    days on market $139,000 Active 307 DOM
20. 2026-07-13
    days on market $139,000 Active 306 DOM
21. 2026-07-12
    days on market $139,000 Active 305 DOM
22. 2026-07-11
    days on market $139,000 Active 304 DOM
23. 2026-07-10
    days on market $139,000 Active 303 DOM
24. 2026-07-09
    days on market $139,000 Active 302 DOM
25. 2026-07-08
    days on market $139,000 Active 301 DOM
26. 2026-07-07
    days on market $139,000 Active 300 DOM
27. 2026-07-06
    days on market $139,000 Active 299 DOM
28. 2026-07-05
    days on market $139,000 Active 298 DOM
29. 2026-07-04
    days on market $139,000 Active 297 DOM
30. 2026-07-03
    days on market $139,000 Active 296 DOM
31. 2026-07-02
    days on market $139,000 Active 295 DOM
32. 2026-07-01
    days on market $139,000 Active 294 DOM
33. 2026-06-30
    days on market $139,000 Active 293 DOM
34. 2026-06-29
    days on market $139,000 Active 292 DOM
35. 2026-06-28
    days on market $139,000 Active 291 DOM
36. 2026-06-28
    days on market $139,000 Active 290 DOM
37. 2026-06-27
    days on market $139,000 Active 289 DOM
38. 2026-06-25
    days on market $139,000 Active 287 DOM
39. 2026-06-23
    days on market $139,000 Active 285 DOM
40. 2026-06-22
    days on market $139,000 Active 284 DOM
41. 2026-06-19
    days on market $139,000 Active 282 DOM
42. 2026-06-18
    days on market $139,000 Active 281 DOM
43. 2026-06-17
    days on market $139,000 Active 280 DOM
44. 2026-06-16
    days on market $139,000 Active 279 DOM
45. 2026-06-15
    days on market $139,000 Active 278 DOM
46. 2026-06-14
    days on market $139,000 Active 276 DOM
47. 2026-06-13
    days on market $139,000 Active 275 DOM
48. 2026-06-10
    days on market $139,000 Active 273 DOM
49. 2026-06-09
    days on market $139,000 Active 272 DOM
50. 2026-06-08
    days on market $139,000 Active 271 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: $3,543 · $295/mo
• Projected year-2 tax: $3,543 · $295/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 17 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: $32,616
• − Mortgage interest: −$7,786
• − Property taxes: −$3,543
• − Insurance: −$695
• − Repairs & maintenance: −$2,609
• − Management: −$2,609
• − Depreciation: −$4,044
• Taxable income: $11,330
• Est. tax owed @ 24.0%: −$2,719
• After-tax cash flow: $10,063/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $7,960–$23,880 screening

This two-family home has been remodeled in January, with both floors updated. It has good exterior and interior conditions, but some cosmetic updates can further enhance its value.

Repairs flagged

• Minor Kitchen cabinets — The cabinets are dated and could be replaced for a fresh look.
• Minor Bathroom fixtures — The fixtures are dated and could be replaced for a fresh look.
• Minor Kitchen countertops — The countertops are dated and could be replaced for a fresh look.
• Minor Living room carpet — The carpet is worn and could be replaced for a fresh look.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the overall appearance and value of the home. ↑
• Both Replace kitchen cabinets — New cabinets can improve the functionality and value of the kitchen. ↑
• Both Replace bathroom fixtures — New fixtures can improve the functionality and value of the bathrooms. ↑
• Both Replace kitchen countertops — New countertops can improve the functionality and value of the kitchen. ↑
• Both Replace living room carpet — New carpet can improve the functionality and value of the living room. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 51/100

Zoned Schools

Elementary Charles F Johnson Jr Elementary School F NY #1,923/2,108 Nat'l #32,000/41,679 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%
• 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%

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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

+7.8% since first listed

9 events — show timeline

• 2025-09-11 Price Changed $139,000 GBAOR
• 2025-09-10 Listed $139,900 GBAOR
• 2024-10-11 Relisted — GBAOR
• 2024-08-12 Pending — GBAOR
• 2024-07-25 Relisted — GBAOR
• 2024-07-19 Pending — GBAOR
• 2024-03-20 Relisted — GBAOR
• 2024-02-22 Pending — GBAOR
• 2024-01-24 Listed $129,000 GBAOR

Property tax history

+1.8%/yr

Latest (2025): $3,543 · +3.4% YoY. Source: county tax records.