2640 Lynnhurst Dr · Endwell, NY 13850

$189,000

3 bd · 2.5 ba · 2,336 sqft · SingleFamily public records · 12 Days on market

Built 1965 0.26 ac lot Est $341k · 45% 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 +24.4/30.0
• ARV discount +15.0/15.0
• 1% rule +8.9/10.0
• DSCR +7.9/10.0
• Schools +5.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Opportunity to fix and flip or fix and make it your dream home! Motivated to sell! Bring all offers! The property sustained fire damage and is being sold as is without any warranties or guarantees.

Key facts

• 0.26 acre lot
• Garage
• Built 1965

Property features AI

Exterior

• Parking: Attached garage; 1 garage space
• Utilities: Water source: see remarks; Sewer: other
• Home design: Single-family residence; Residential property
• Construction: Brick construction; Foundation: see remarks; Above-grade finished area: 1,560; Below-grade finished area: 1,560
• Exterior features: Sloped-down lot

Interior

• Flooring: See remarks
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Has heating (see remarks)
• Interior features: Water heater; Flooring: see remarks

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Cap rate 8.7% 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+, cost of living A; Watch: crime D-, amenities F, commute F.
• Vestal Central School District (suburban): math 63% / reading 68% proficiency, ranked #168 of 590 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: African Road Elementary School (math 62% / reading 72%, grade B+, #525 of 2,108 statewide, top 27%, 327 students, 33% FRL) — zoned schools average 33% FRL vs 17% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 90 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.

Recommended offer $189,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.39% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $341,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3121 Cortland Dr	0.24mi	4/2.5 (+1)	2,331 (-0%)	7mo	$378,000	$162	78
2641 Lynnhurst Dr Dr	0.04mi	4/2.5 (+1)	2,501 (+7%)	9mo	$344,000	$138	74
400 Fordham Rd	0.11mi	4/2.5 (+1)	2,448 (+5%)	10mo	$392,000	$160	73
2505 Lynnhurst Dr	0.23mi	3/2.5	2,143 (-8%)	7mo	$290,000	$135	70
505 Colgate St	0.32mi	3/2.5	2,235 (-4%)	12mo	$285,000	$128	68
3116 Cornell Ave	0.19mi	4/2.5 (+1)	2,660 (+14%)	6mo	$410,000	$154	58
2428 Charleston Ave	0.46mi	4/2.5 (+1)	2,412 (+3%)	13mo	$310,000	$129	57
308 Robin Ln	0.39mi	4/3.0 (+1)	2,052 (-12%)	2mo	$260,000	$127	53
2508 Bayberry Ln	0.32mi	4/2.5 (+1)	2,608 (+12%)	11mo	$420,000	$161	52
205 African Rd	0.50mi	3/2.0	1,994 (-15%)	11mo	$300,000	$150	42
401 W Benita Blvd	0.74mi	3/3.0	2,614 (+12%)	8mo	$381,000	$146	37
405 Crescent Ln	0.68mi	3/2.0	2,053 (-12%)	13mo	$213,500	$104	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-5,938
• Equity at exit: $28,181

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $27,391
• Equity at exit: $16,341

Cash invested: $52,920 (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 →

ZIP-level market 13850

• Home prices YoY: -33.5%
• Active inventory: 90
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,630 high
• Mortgage (P&I): −$991
• Tax from tax record: −$625 /mo · $7,498/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $383

Break-even live

Break-even rent $2,145

Max offer price $189,000

Occupancy floor 80%

Sensitivity live

Price	-10% $490	-5% $437	+0% $383	+5% $330	+10% $276
Rent	-10% $175	-5% $279	+0% $383	+5% $487	+10% $591
Rate	-1.0pp $478	-0.5pp $431	base $383	+0.5pp $334	+1.0pp $284

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3112 Belmont Ave Vestal, NY	3.0	2.0	2050	$2,500	$1.22	45d	1	0.15mi
3137 Belmont Ave Vestal, NY	3.0	2.0	1991	$2,500	$1.26	45d	1	0.26mi
2437 Rhonda Dr Vestal, NY	3.0	2.0	1684	$2,700	$1.60	22d	1	0.35mi
2409 High Ave Vestal, NY	4.0	3.5	3122	$2,750	$0.88	45d	1	0.47mi
449 S Jensen Rd Vestal, NY	4.0	3.0	2500	$3,400	$1.36	45d	1	0.60mi
3613 Vestal Rd Vestal, NY	3.0	2.0	1590	$2,000	$1.26	14d	1	1.25mi

Listing history 6 events

1. 2026-06-07
   pricestatusdays on market $189,000 Pending 12 DOM
2. 2026-06-02
   days on market $195,000 Active 9 DOM
3. 2026-06-01
   days on market $195,000 Active 8 DOM
4. 2026-05-31
   days on market $195,000 Active 7 DOM
5. 2026-05-30
   days on market $195,000 Active 6 DOM
6. 2026-05-18
   listed $199,000 Active

ⓘ 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: $7,498 · $625/mo
• Projected year-2 tax: $7,498 · $625/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 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 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: $31,564
• − Mortgage interest: −$10,587
• − Property taxes: −$7,498
• − Insurance: −$945
• − Repairs & maintenance: −$2,525
• − Management: −$2,525
• − Depreciation: −$5,498
• Taxable income: $1,986
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $4,122/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: Vestal Central School District
• NCES district ID: 3629610
• Math proficiency: 63% ▼ -7.00%
• Reading proficiency: 68% ▲ 4.00%
• Median HH income: $64,143
• Composite: 56.97/100
• National rank: #1111
• State rank: #168 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

• Population (ZIP): 23,675

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 (78%)
• Race & ethnicity: White 78% Asian 12% Hispanic / Latino 5% Two or more races 5% Black 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Scotch-Irish 2% Italian 2%
• Foreign-born: 14% · China, Canada, South Korea
• Languages at home: 84% English-only · Chinese 6% Other Indo-European 5% Other Asian/Pacific 2%

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: ▼ -142.14%
• Current HPI: 282.4645
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-18 Listed $199,000 GBAOR

Property tax history

+2.9%/yr

Latest (2025): $7,498 · +1.8% YoY. Source: county tax records.