1136 Taft Ave · Endicott, NY 13760

$197,500

6 bd · 3.0 ba · 2,994 sqft · MultiFamily public records · 87 Days on market

Built 1938 Fair condition 2.10 ac lot 5-car garage $66/sqft · 42% below area Est $338k · 42% 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 +5.8/10.0
• Rent growth +4.3/5.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0
• 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.

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

🏷️ Possibly a rental listed for sale. The $197,500 price doesn't fit this home's estimated sale value (~$338,164) 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 $198k. Condition is rated fair.
• This rent per unit runs 33% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $670/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $198k).
• Recommended offer: $186k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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: George F Johnson Elementary School (math 35% / reading 47%, grade F, #1,410 of 2,108 statewide, top 67%, 596 students, 44% 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).
• Market conditions: Rents rising fast (+7.1%/yr); 282 active listings in the ZIP; 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 $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 $55k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($186k) 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 $198k implies a 80% 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 $185,650 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.84% ✓
• Cap rate: 14.44%
• Cash-on-cash: 29.09%
• DSCR: 2.29
• GRM: 4.5

CMA / ARV

• ARV (median comp): $338,164
• List price: $197,500
• Delta: -41.60%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
728 Prescott Ave	1.43mi	6/3.0	2,884 (-4%)	1mo	$313,000	$109	58
1113 Greenwood Gln	0.56mi	5/2.5 (-1)	3,105 (+4%)	12mo	$315,000	$101	51
818 Milan Ave	1.31mi	6/3.5	2,869 (-4%)	17mo	$295,000	$103	42
17-17 1/2 Carol Ct	0.94mi	6/3.0	2,376 (-21%)	0mo	$260,000	$109	40
953 Dante Dr	0.96mi	5/4.0 (-1)	3,346 (+12%)	2mo	$580,000	$173	34
829-831 Oak Ave	1.23mi	6/3.0	2,392 (-20%)	14mo	$230,000	$96	28
907 Oak Ave	1.12mi	6/3.0	2,520 (-16%)	20mo	$48,000	$19	23
3612 Lorne Dr	1.40mi	5/2.0 (-1)	2,520 (-16%)	10mo	$359,000	$142	23
804 N Mckinley Ave	1.20mi	6/3.0	2,464 (-18%)	21mo	$160,000	$65	22
1012 Gabriella Ave	0.80mi	5/6.0 (-1)	3,573 (+19%)	2mo	$655,000	$183	21
1017 Knoll Dr	0.83mi	5/2.5 (-1)	2,296 (-23%)	16mo	$315,000	$137	19
834 Squires Ave	1.13mi	5/3.0 (-1)	2,552 (-15%)	27mo	$235,000	$92	15

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: 28.4%
• Equity multiple: 2.25×
• Total profit: $69,156
• Equity at exit: $29,448

10-year hold

• IRR: 38.3%
• Equity multiple: 5.35×
• Total profit: $240,503
• Equity at exit: $17,076

Cash invested: $55,300 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $228,000 ($85/sqft)
• Median days on market: 19 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +33.7% above 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: 9.0×

Monthly cashflow live

• Estimated rent: $3,642 medium
• Mortgage (P&I): −$1,036
• Tax from tax record: −$418 /mo · $5,021/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$765
• Net cashflow: $1,341

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1.2	$3,642
Total (2 units)			$3,642

Break-even live

Break-even rent $1,945

Max offer price $197,500

Occupancy floor 58%

Sensitivity live

Price	-10% $1,453	-5% $1,397	+0% $1,341	+5% $1,285	+10% $1,229
Rent	-10% $1,053	-5% $1,197	+0% $1,341	+5% $1,485	+10% $1,629
Rate	-1.0pp $1,440	-0.5pp $1,391	base $1,341	+0.5pp $1,290	+1.0pp $1,238

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: $49,375
• Closing costs: $5,925
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2028 Kim Dr Unit 2 Endicott, NY	4.0	1.5	2397	$2,900	$1.21	62d	1	0.15mi
723 Prescott Ave Endicott, NY	3.0	2.0	1544	$2,200	$1.42	93d	1	1.42mi

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 utilitiesProfessional management included in operating expenses (multi-unit)

Exterior

• Parking: 5-car garagePaved parkingTwo or more parking spaces
• Utilities: Sewer connectedWell water
• Home design: 2-story buildingResale property
• Construction: Brick, frame and vinyl siding constructionPoured foundationExisting (already built)
• Exterior features: Rectangular lotMain thoroughfare frontage

Interior

• Flooring: CarpetHardwoodTileVinylVaries
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Heating presentElectric heatingGas heatingForced airWall furnace
• Interior features: Full basementVaried flooring including carpet, hardwood, tile and vinyl
• Laundry & utility: Gas water heater

Listing history 50 events

1. 2026-07-31
   days on market $197,500 Active 87 DOM
2. 2026-07-30
   days on market $197,500 Active 86 DOM
3. 2026-07-29
   days on market $197,500 Active 85 DOM
4. 2026-07-27
   days on market $197,500 Active 83 DOM
5. 2026-07-25
   days on market $197,500 Active 81 DOM
6. 2026-07-24
   days on market $197,500 Active 80 DOM
7. 2026-07-23
   days on market $197,500 Active 79 DOM
8. 2026-07-22
   days on market $197,500 Active 78 DOM
9. 2026-07-21
   days on market $197,500 Active 77 DOM
10. 2026-07-18
    days on market $197,500 Active 74 DOM
11. 2026-07-16
    days on market $197,500 Active 72 DOM
12. 2026-07-16
    days on market $197,500 Active 71 DOM
13. 2026-07-14
    days on market $197,500 Active 70 DOM
14. 2026-07-13
    days on market $197,500 Active 69 DOM
15. 2026-07-12
    days on market $197,500 Active 68 DOM
16. 2026-07-11
    days on market $197,500 Active 67 DOM
17. 2026-07-10
    days on market $197,500 Active 66 DOM
18. 2026-07-09
    days on market $197,500 Active 65 DOM
19. 2026-07-08
    days on market $197,500 Active 64 DOM
20. 2026-07-07
    days on market $197,500 Active 63 DOM
21. 2026-07-07
    price $197,500 Active 62 DOM
22. 2026-07-06
    days on market $199,000 Active 62 DOM
23. 2026-07-05
    days on market $199,000 Active 61 DOM
24. 2026-07-04
    days on market $199,000 Active 60 DOM
25. 2026-07-03
    days on market $199,000 Active 59 DOM
26. 2026-07-02
    days on market $199,000 Active 58 DOM
27. 2026-07-01
    days on market $199,000 Active 57 DOM
28. 2026-06-30
    days on market $199,000 Active 56 DOM
29. 2026-06-29
    days on market $199,000 Active 55 DOM
30. 2026-06-28
    days on market $199,000 Active 54 DOM
31. 2026-06-28
    days on market $199,000 Active 53 DOM
32. 2026-06-27
    days on market $199,000 Active 52 DOM
33. 2026-06-25
    days on market $199,000 Active 50 DOM
34. 2026-06-23
    days on market $199,000 Active 48 DOM
35. 2026-06-22
    days on market $199,000 Active 47 DOM
36. 2026-06-19
    days on market $199,000 Active 45 DOM
37. 2026-06-18
    days on market $199,000 Active 44 DOM
38. 2026-06-17
    days on market $199,000 Active 43 DOM
39. 2026-06-16
    days on market $199,000 Active 42 DOM
40. 2026-06-15
    days on market $199,000 Active 41 DOM
41. 2026-06-14
    days on market $199,000 Active 39 DOM
42. 2026-06-13
    pricedays on market $199,000 Active 38 DOM
43. 2026-06-10
    days on market $207,400 Active 36 DOM
44. 2026-06-09
    days on market $207,400 Active 35 DOM
45. 2026-06-08
    days on market $207,400 Active 34 DOM
46. 2026-06-07
    days on market $207,400 Active 33 DOM
47. 2026-06-05
    days on market $207,400 Active 30 DOM
48. 2026-06-03
    days on market $207,400 Active 29 DOM
49. 2026-06-02
    days on market $207,400 Active 28 DOM
50. 2026-06-01
    days on market $207,400 Active 27 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: $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: $43,704
• − Mortgage interest: −$11,063
• − Property taxes: −$5,021
• − Insurance: −$988
• − Repairs & maintenance: −$3,496
• − Management: −$3,496
• − Depreciation: −$5,745
• Taxable income: $13,895
• Est. tax owed @ 24.0%: −$3,335
• After-tax cash flow: $12,755/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $74,850–$134,730 screening

This 2-unit property requires significant repairs to the roof and exterior siding, but presents a rare investment opportunity with a stable tenant profile and massive upside potential.

Deferred maintenance Est. $20,000–$60,000 screening

• Major Roof (roof) — The roof appears to be covered in snow, which could indicate ice dams or other issues that require immediate attention.
• Major Windows (windows) — The windows are covered in snow, which could indicate poor insulation or other issues that require immediate attention.

Repairs flagged

• Major roof — Significant snow accumulation and potential ice damming
• Major exterior siding — Snow-covered siding and lack of visible maintenance

Value-add opportunities

• Both roof replacement — Fixing the roof will improve both the resale and rental value ↑
• Both exterior siding repair — Repairing the siding will improve the curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 58/100

Zoned Schools

Elementary George F Johnson Elementary School F NY #1,410/2,108 Nat'l #19,009/41,679 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

• 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

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 utilitiesProfessional management included in operating expenses (multi-unit)

Exterior

• Parking: 5-car garagePaved parkingTwo or more parking spaces
• Utilities: Sewer connectedWell water
• Home design: 2-story buildingResale property
• Construction: Brick, frame and vinyl siding constructionPoured foundationExisting (already built)
• Exterior features: Rectangular lotMain thoroughfare frontage

Interior

• Flooring: CarpetHardwoodTileVinylVaries
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Heating presentElectric heatingGas heatingForced airWall furnace
• Interior features: Full basementVaried flooring including carpet, hardwood, tile and vinyl
• Laundry & utility: Gas water heater

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.