1136 Taft Ave · Endwell, NY 13760

$199,000

6 bd · 3.0 ba · 2,994 sqft · MultiFamily public records · 45 Days on market

Built 1938 2.10 ac lot $66/sqft · 51% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Schools +4.3/10.0
• 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: 2 units. confirmed

Listing remarks

Rare opportunity to own a high-stability investment in the heart of Endicott! This unique 2-unit property sits on a massive 2.1-acre lot, offering incredible room for future development. The property generates $1,550 in total monthly rent with a dream tenant profile: both residents have occupied the home for over 20 years and wish to stay. The breakdown includes a lower unit ($800), an upper unit ($600), and a 5-bay garage where 3 bays are currently rented for additional income ($150 total). Featuring a convenient paved driveway loop, this is a "buy and hold" with massive upside. Private well water. This listing is intended to be a novation of contract from a third party at the se

Key facts

• Private well water
• Paved driveway loop
• 2 unit property

Tags

• 2 UNIT PROPERTY
• 2.1 ACRE LOT
• PAVED DRIVEWAY LOOP
• PRIVATE WELL WATER

Property features AI

Finance

• Other: Property contains 2 units (3 units in the community); Separate meters: 2 gas meters, 3 electric meters
• Financial info: Tenant pays all utilities; Professional management included in operating expenses (multi-unit)

Exterior

• Parking: 5-car garage; Paved parking; Two or more parking spaces
• Utilities: Sewer connected; Well water
• Home design: 2-story building; Resale property
• Construction: Brick, frame and vinyl siding construction; Poured foundation; Existing (already built)
• Exterior features: Rectangular lot; Main thoroughfare frontage

Interior

• Flooring: Carpet; Hardwood; Tile; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heating present; Electric heating; Gas heating; Forced air; Wall furnace
• Interior features: Full basement; Varied flooring including carpet, hardwood, tile and vinyl
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $199,000 price doesn't fit this home's estimated sale value (~$405,788) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.2-bath units multifamily listed at $199k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $694/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• At $3,713/mo this rent would consume 67% 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 $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.
• At projected returns (-3.0% appreciation + 7.1% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.
• Current owner paid $110k; list at $199k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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 1938 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.87% ✓
• Cap rate: 14.67%
• Cash-on-cash: 29.90%
• DSCR: 2.33
• GRM: 4.5

CMA / ARV

• ARV (median comp): $405,788
• List price: $199,000
• Delta: -50.96%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.09% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 2.30×
• Total profit: $72,249
• Equity at exit: $29,672

10-year hold

• IRR: 39.1%
• Equity multiple: 5.46×
• Total profit: $248,457
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.9×

Monthly cashflow live

• Estimated rent: $3,713 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$418 /mo · $5,021/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$780
• Net cashflow: $1,388

Break-even live

Break-even rent $1,956

Max offer price $199,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,501	-5% $1,445	+0% $1,388	+5% $1,332	+10% $1,276
Rent	-10% $1,095	-5% $1,242	+0% $1,388	+5% $1,535	+10% $1,682
Rate	-1.0pp $1,489	-0.5pp $1,439	base $1,388	+0.5pp $1,337	+1.0pp $1,284

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1.2	$3,714
Total (2 units)			$3,713

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $199,000 Active 45 DOM
2. 2026-06-18
   days on market $199,000 Active 44 DOM
3. 2026-06-17
   days on market $199,000 Active 43 DOM
4. 2026-06-16
   days on market $199,000 Active 42 DOM
5. 2026-06-15
   days on market $199,000 Active 41 DOM
6. 2026-06-14
   days on market $199,000 Active 39 DOM
7. 2026-06-13
   pricedays on market $199,000 Active 38 DOM
8. 2026-06-10
   days on market $207,400 Active 36 DOM
9. 2026-06-09
   days on market $207,400 Active 35 DOM
10. 2026-06-08
    days on market $207,400 Active 34 DOM
11. 2026-06-07
    days on market $207,400 Active 33 DOM
12. 2026-06-05
    days on market $207,400 Active 30 DOM
13. 2026-06-03
    days on market $207,400 Active 29 DOM
14. 2026-06-02
    days on market $207,400 Active 28 DOM
15. 2026-06-01
    days on market $207,400 Active 27 DOM
16. 2026-05-31
    days on market $207,400 Active 26 DOM
17. 2026-05-30
    days on market $207,400 Active 25 DOM
18. 2026-05-05
    listed $207,400 Active 720-char remark
19. 2026-04-30
    historical
20. 2026-04-07
    price $209,900
21. 2026-03-12
    price $229,000
22. 2026-02-06
    listed $239,000 Active
23. 2017-09-12
    soldstatus $110,000
24. 2017-09-07
    soldstatus $110,000
25. 2016-01-06
    listed $136,500
26. 2013-08-29
    listed $168,000

ⓘ 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: $5,021 · $418/mo
• Projected year-2 tax: $5,021 · $418/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 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: $44,556
• − Mortgage interest: −$11,147
• − Property taxes: −$5,021
• − Insurance: −$995
• − Repairs & maintenance: −$3,564
• − Management: −$3,564
• − Depreciation: −$5,789
• Taxable income: $14,475
• Est. tax owed @ 24.0%: −$3,474
• After-tax cash flow: $13,187/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

+18.5% since first listed

10 events — show timeline

• 2026-06-10 Price Changed $199,000 UNYREIS
• 2026-05-05 Listed $207,400 UNYREIS
• 2026-04-30 Listing Removed — UNYREIS
• 2026-04-07 Price Changed $209,900 UNYREIS
• 2026-03-12 Price Changed $229,000 UNYREIS
• 2026-02-06 Listed $239,000 UNYREIS
• 2017-09-12 Sold (Public Records) $110,000 Public Records
• 2017-09-07 Sold (MLS) $110,000 GBAOR
• 2016-01-06 Listed $136,500 GBAOR
• 2013-08-29 Listed $168,000 GBAOR

Property tax history

+2.0%/yr

Latest (2025): $5,021 · +3.7% YoY. Source: county tax records.