805 Pine Street St · Endicott, NY 13760

$115,000

3 bd · 1.5 ba · 1,056 sqft · SingleFamily public records · 37 Days on market

Built 1930 6,534 sqft lot $109/sqft · 30% below area Est $162k · 29% 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.4/10.0
• 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

Listing remarks MLS

Cozy 2 bedroom 1 bath home. There is a bonus room in one of the bedrooms that can be turned into a 2nd bath to have an on suite. Large yard with plenty of space for gardening.

Key facts

• New furnace
• Spacious backyard
• Breaker box updated

Tags

• SINGLE FLOOR LIVING
• SPACIOUS BACKYARD
• FRONT PORCH
• GREAT VIEW OF THE VALLEY
• NEW FURNACE
• BREAKER BOX UPDATED

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Construction: Stucco exterior; Built-up area above grade approximately 1,050; Partial basement / crawl space
• Exterior features: Enclosed porch; Porch; Shed(s); Level lot; Lot dimensions approximately 158 x 41

Interior

• Kitchen: Range; Free-standing range; Refrigerator; Gas water heater
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Ceiling fan(s) for cooling
• Interior features: Storm windows; Crawl space/partial basement
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $162,292
• List price: $115,000
• Delta: -29.14%
• 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
310 N Mckinley Ave	0.47mi	3/1.0	1,056 (0%)	1mo	$175,000	$166	75
200 Bermond Ave	0.27mi	3/1.0	1,104 (+4%)	11mo	$160,000	$145	69
326 Squires Ave	0.37mi	2/1.0 (-1)	1,078 (+2%)	5mo	$140,000	$130	68
223 Jamaica Blvd	0.22mi	3/1.0	1,176 (+11%)	3mo	$215,000	$183	67
125 Bermond Ave	0.29mi	3/1.5	1,144 (+8%)	12mo	$135,000	$118	63
309 Squires Ave	0.36mi	3/1.5	1,144 (+8%)	9mo	$105,000	$92	62
1202 Syracuse St St	0.56mi	4/1.0 (+1)	1,024 (-3%)	1mo	$163,000	$159	61
331 N Arthur Ave	0.62mi	3/2.0	1,030 (-2%)	8mo	$200,000	$194	59
96 Cornell Rd	0.41mi	3/1.5	1,136 (+8%)	15mo	$198,000	$174	56
1305 Pine St	0.32mi	2/1.0 (-1)	1,127 (+7%)	15mo	$110,000	$98	54
121 N Mckinley Ave	0.54mi	2/1.5 (-1)	988 (-6%)	6mo	$135,000	$137	54
938 Squires Ave	0.75mi	3/1.5	1,142 (+8%)	10mo	$120,000	$105	44

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: 6.8%
• Equity multiple: 1.28×
• Total profit: $8,897
• Equity at exit: $17,147

10-year hold

• IRR: 19.4%
• Equity multiple: 2.95×
• Total profit: $62,663
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,426 high
• Mortgage (P&I): −$603
• Tax from tax record: −$139 /mo · $1,673/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $336

Break-even live

Break-even rent $1,001

Max offer price $115,000

Occupancy floor 71%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1211 Pine St #1 Endicott, NY	3.0	1.0	952	$1,400	$1.47	43d	1	0.28mi
507 Hill Ave Unit 1 Endicott, NY	2.0	1.0	1072	$1,450	$1.35	43d	1	0.29mi
317 Rogers Ave Unit 2 Endicott, NY	3.0	1.0	1000	$1,300	$1.30	21d	1	0.40mi
317 Rogers Ave Endicott, NY	2.0	1.0	900	$1,300	$1.44	21d	1	0.40mi
124 Squires Ave Unit 2 Endicott, NY	2.0	1.0	750	$1,100	$1.47	43d	1	0.47mi
204 Rogers Ave Endicott, NY	2.0	1.5	1456	$2,000	$1.37	21d	1	0.49mi
112 N Roosevelt Ave Endicott, NY	3.0	2.0	1299	$1,850	$1.42	43d	1	0.62mi
916 Irving Ave Unit 1 Endicott, NY	2.0	1.0	1200	$1,500	$1.25	21d	1	0.64mi
107 N Jackson Ave Apt 2 Endicott, NY	2.0	1.0	950	$1,350	$1.42	43d	1	0.76mi
800 North St Unit 1 Endicott, NY	3.0	1.0	800	$1,300	$1.62	43d	1	0.82mi
53 Washington Ave Unit 2 Endicott, NY	2.0	1.0	1180	$1,300	$1.10	21d	1	0.89mi
106 Madison Ave Unit 1 Endicott, NY	3.0	1.0	1050	$1,500	$1.43	43d	1	0.94mi
804 Broad St Unit 2 Endicott, NY	3.0	1.0	975	$1,500	$1.54	43d	1	1.02mi
5 Colorado Ave Unit 2 Endicott, NY	2.0	1.0	750	$1,200	$1.60	43d	1	1.09mi
5 Colorado Ave Unit 1 Endicott, NY	2.0	1.0	750	$1,300	$1.73	43d	1	1.09mi
305 Adams Ave Endicott, NY	3.0	1.0	800	$1,450	$1.81	21d	1	1.15mi
1901 Tracy St Fl Ea Endicott, NY	2.0	1.0	986	$1,200	$1.22	21d	1	1.21mi
2007 Tracy St Unit 1st Floor Endicott, NY	2.0	1.0	819	$1,250	$1.53	43d	1	1.23mi
2602 North St Unit 3W Endicott, NY	2.0	1.0	900	$1,100	$1.22	21d	1	1.26mi
1807 Riverview Dr #1 Endicott, NY	3.0	1.5	1266	$1,800	$1.42	21d	1	1.34mi
207 S Loder Ave Unit D-15 Endicott, NY	2.0	1.0	700	$925	$1.32	21d	1	1.34mi

Listing history 24 events

1. 2026-06-19
   days on market $115,000 Active 37 DOM
2. 2026-06-18
   days on market $115,000 Active 36 DOM
3. 2026-06-17
   days on market $115,000 Active 35 DOM
4. 2026-06-16
   days on market $115,000 Active 34 DOM
5. 2026-06-15
   days on market $115,000 Active 33 DOM
6. 2026-06-14
   days on market $115,000 Active 31 DOM
7. 2026-06-13
   days on market $115,000 Active 30 DOM
8. 2026-06-10
   days on market $115,000 Active 28 DOM
9. 2026-06-09
   pricedays on market $115,000 Active 27 DOM
10. 2026-06-08
    days on market $118,000 Active 26 DOM
11. 2026-06-07
    days on market $118,000 Active 25 DOM
12. 2026-06-05
    days on market $118,000 Active 22 DOM
13. 2026-06-03
    days on market $118,000 Active 21 DOM
14. 2026-06-02
    days on market $118,000 Active 20 DOM
15. 2026-06-01
    days on market $118,000 Active 19 DOM
16. 2026-05-31
    days on market $118,000 Active 18 DOM
17. 2026-05-30
    days on market $118,000 Active 17 DOM
18. 2026-05-13
    listed $125,000 Active 468-char remark
19. 2023-02-15
    soldstatus $77,300
20. 2023-01-12
    soldstatus $77,300 Closed 175-char remark

    Show marketing remark (175 chars)

    Cozy 2 bedroom 1 bath home. There is a bonus room in one of the bedrooms that can be turned into a 2nd bath to have an on suite. Large yard with plenty of space for gardening.

21. 2022-11-29
    status Pending 175-char remark

    Show marketing remark (175 chars)

    Cozy 2 bedroom 1 bath home. There is a bonus room in one of the bedrooms that can be turned into a 2nd bath to have an on suite. Large yard with plenty of space for gardening.

22. 2022-10-24
    listed $82,000 Active 175-char remark

    Show marketing remark (175 chars)

    Cozy 2 bedroom 1 bath home. There is a bonus room in one of the bedrooms that can be turned into a 2nd bath to have an on suite. Large yard with plenty of space for gardening.

23. 2011-01-10
    soldstatus $35,000
24. 1998-06-08
    soldstatus $28,500

ⓘ 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: $1,673 · $139/mo
• Projected year-2 tax: $1,808 · $151/mo
• Expected delta: +$135/yr (+$11/mo · 8.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $17,111
• − Mortgage interest: −$6,442
• − Property taxes: −$1,673
• − Insurance: −$575
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$3,345
• Taxable income: $2,338
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $3,472/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

+303.5% since first listed

9 events — show timeline

• 2026-06-09 Price Changed $115,000 GBAOR
• 2026-05-25 Price Changed $118,000 GBAOR
• 2026-05-13 Listed $125,000 GBAOR
• 2023-02-15 Sold (Public Records) $77,300 Public Records
• 2023-01-12 Sold (MLS) $77,300 GBAOR
• 2022-11-29 Pending — GBAOR
• 2022-10-24 Listed $82,000 GBAOR
• 2011-01-10 Sold (Public Records) $35,000 Public Records
• 1998-06-08 Sold (Public Records) $28,500 Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,673 · +3.4% YoY. Source: county tax records.