700 W Main St · Endicott, NY 13760

$86,350

3 bd · 2.0 ba · 1,878 sqft · SingleFamily public records · 9 Days on market

Built 1938 10,454 sqft lot

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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 +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ALL OFFERS DUE MONDAY 4.13.26 AT NOON The Best Seat in Endicott! Are you looking for a project with a massive payoff? This is the one. Nestled in the heart of Endicott, this diamond in the rough is waiting for someone to restore its original charm and capitalize on a truly unbeatable location. Front-Row Seats to the Action: This property is literally steps from the historic En-Joie Golf Club, host of the annual Dick’s Sporting Goods Open. The Ultimate Entertainment Yard: You won't just hear the music; you’ll have the "massive yard" everyone wants for "THE Party" of the season. Host your own legendary gathering for the Kelsea Ballerini concert on June 26, 202

Key facts

• Massive yard
• Unbeatable location
• 0.24 acre lot

Tags

• MASSIVE YARD
• UNBEATABLE LOCATION
• STEPS FROM EN-JOIE GOLF CLUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Cap rate 17.4% 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; 2 comparable units currently listed for rent nearby; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• This rent runs 32% 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 $598 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $500; list at $86k implies a 17170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,350

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.04% ✓
• Cap rate: 17.36%
• Cash-on-cash: 39.52%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $214,092
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 W Main St	0.00mi	3/2.5	1,878 (0%)	0mo	$105,000	$56	98
627 Wilma St	0.12mi	3/1.5	1,809 (-4%)	2mo	$240,000	$133	85
501 Swartwood Ave	0.16mi	3/1.5	1,844 (-2%)	9mo	$217,000	$118	80
616 Dickson St	0.18mi	3/2.0	1,940 (+3%)	10mo	$200,000	$103	78
725 Dickson ST St	0.19mi	4/3.0 (+1)	1,950 (+4%)	0mo	$221,500	$114	76
415 Hazel Ave	0.26mi	3/2.0	1,822 (-3%)	15mo	$207,446	$114	70
311 Moss Ave	0.30mi	3/2.0	1,916 (+2%)	18mo	$197,500	$103	67
543 Davis Ave	0.56mi	3/1.5	1,965 (+5%)	10mo	$165,000	$84	56
407 Marion St	0.50mi	3/1.5	1,604 (-15%)	4mo	$193,000	$120	47
44 Valley Dr	0.71mi	4/2.5 (+1)	1,932 (+3%)	15mo	$265,000	$137	43
211 N Page Ave	0.60mi	2/1.5 (-1)	1,656 (-12%)	7mo	$90,000	$54	40
501 Mountain Vw	0.36mi	4/2.5 (+1)	1,627 (-13%)	18mo	$198,500	$122	39

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: 40.4%
• Equity multiple: 2.83×
• Total profit: $44,303
• Equity at exit: $12,875

10-year hold

• IRR: 48.6%
• Equity multiple: 6.70×
• Total profit: $137,721
• Equity at exit: $7,466

Cash invested: $24,178 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,763 medium
• Mortgage (P&I): −$453
• Tax est. 1.5%: −$108 /mo · $1,295/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $796

Break-even live

Break-even rent $755

Max offer price $86,350

Occupancy floor 50%

Sensitivity live

Price	-10% $856	-5% $826	+0% $796	+5% $766	+10% $737
Rent	-10% $657	-5% $727	+0% $796	+5% $866	+10% $936
Rate	-1.0pp $840	-0.5pp $818	base $796	+0.5pp $774	+1.0pp $751

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: $21,588
• Closing costs: $2,590
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 S Liberty Ave Unit 2 Endicott, NY	3.0	1.0	2376	$1,700	$0.72	21d	1	0.81mi
209 Vivian Ln Vestal, NY	2.0	1.5	1442	$2,400	$1.66	21d	1	0.88mi

Listing history 3 events

1. 2026-04-17
   status Pending
2. 2026-04-08
   listed $86,350 Active
3. 2025-11-24
   soldstatus $500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 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: $21,160
• − Mortgage interest: −$4,837
• − Property taxes: −$1,295
• − Insurance: −$432
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$2,512
• Taxable income: $8,698
• Est. tax owed @ 24.0%: −$2,088
• After-tax cash flow: $7,468/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

• 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

3 events — show timeline

• 2026-04-17 Pending — GBAOR
• 2026-04-08 Listed $86,350 GBAOR
• 2025-11-24 Sold (Public Records) $500 Public Records

Property tax history

+5.4%/yr

Latest (2025): $5,455 · +3.1% YoY. Source: county tax records.