3118 King St · Endwell, NY 13760

$170,000

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 176 Days on market

Built 1954 $166/sqft · 17% below area Est $206k · 17% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Schools +4.9/10.0
• Rent growth +4.3/5.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed 1 bath raised ranch attached garage , power newly updated pole to house breakers new water heater . newer furnace. Brand new wood flooring in kitchen , back door foyer floor blue marble porcelain flooring . .. .. half finished basement, house fully repainted in 2023 by me fenced in back yard exstreamly nice size back yard ready for your dog to move right in . .. interior re painted 2023 hard wired smoke alarms gas heat & water heater also 98 ft of gorgeous ramp out front my father ended up traumatic Brain injury. .. .so is also handicapped accessible in endwell ny the best safest neighborhood in broome county exstreamly good main endwell schools . .. .free yard pick up and garbage hard wood thru out many brand new windows walking distance to school , food, shopping, bank , church what ever your heat desires. .. all new light fixtures and switches every room . .. .exstreamly quite , safe neighborhood. All neighbors are always looking out friendly willing to help. .. just to many benefits low taxes school tax no hoa move in ready

Key facts

• Newer furnace
• New water heater
• Fenced in back yard

Tags

• NEW WATER HEATER
• NEWER FURNACE
• WOOD FLOORING IN KITCHEN
• BLUE MARBLE PORCELAIN FLOORING
• HALF FINISHED BASEMENT
• FENCED IN BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (19.0% below list).
• Recommended offer: $138k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% in Endwell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Maine-Endwell Central School District (suburban): math 54% / reading 60% proficiency, ranked #278 of 590 in NY (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Homer Brink School (math 68% / reading 71%, grade A-, #447 of 2,108 statewide, top 24%, 731 students, 32% FRL); Maine-Endwell Middle School (math 31% / reading 57%, grade D, #363 of 729 statewide, top 50%, 564 students, 39% FRL); Maine-Endwell Senior High School (math 98% / reading 90%, grade A+, #124 of 1,100 statewide, top 12%, 728 students, 36% FRL).
• Zoned-school proficiency averages 69% at this address vs 57% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Maine-Endwell Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.1%/yr); 217 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $5k 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

• It's been on market 176 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,760 (19.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.81% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.30%
• DSCR: 0.81
• GRM: 10.3

CMA / ARV

• ARV (median comp): $205,510
• List price: $170,000
• Delta: -17.28%
• 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
342 Doyleson Ave	0.33mi	3/1.0	1,036 (+1%)	0mo	$179,900	$174	83
2823 Yale St	0.31mi	2/1.5 (-1)	1,052 (+3%)	3mo	$190,000	$181	72
2311 Country Club Rd	0.66mi	2/1.0 (-1)	1,044 (+2%)	2mo	$195,000	$187	60
2712 William St	0.74mi	3/1.0	1,008 (-2%)	6mo	$170,000	$169	58
545 Hooper Rd	0.50mi	3/1.0	1,080 (+6%)	14mo	$177,000	$164	56
3224 Lawndale St	0.37mi	2/1.0 (-1)	912 (-11%)	4mo	$165,000	$181	56
3102 Buckingham Rd	0.62mi	2/1.0 (-1)	970 (-5%)	2mo	$162,000	$167	56
6 Paynter Ave	0.36mi	3/1.5	1,125 (+10%)	15mo	$115,000	$102	52
40 Brookside Ave N	0.37mi	2/1.0 (-1)	910 (-11%)	9mo	$165,000	$181	52
100 Hooper Rd	0.44mi	2/1.5 (-1)	1,104 (+8%)	10mo	$140,000	$127	51
3624 Country Rd	0.55mi	3/1.0	1,148 (+12%)	11mo	$200,000	$174	45
3119 Andover Rd	0.56mi	4/1.0 (+1)	1,152 (+12%)	18mo	$125,000	$109	34

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: -18.7%
• Equity multiple: 0.32×
• Total profit: $-32,445
• Equity at exit: $25,348

10-year hold

• IRR: -4.2%
• Equity multiple: 0.67×
• Total profit: $-15,604
• Equity at exit: $14,698

Cash invested: $47,600 (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: 217
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,378 high
• Mortgage (P&I): −$891
• Tax from tax record: −$297 /mo · $3,560/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-171

Break-even live

Break-even rent $1,594

Max offer price $139,845

Occupancy floor —

Sensitivity live

Price	-10% $-74	-5% $-123	+0% $-171	+5% $-219	+10% $-267
Rent	-10% $-280	-5% $-225	+0% $-171	+5% $-116	+10% $-62
Rate	-1.0pp $-85	-0.5pp $-127	base $-171	+0.5pp $-215	+1.0pp $-260

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3544 Smith Dr Endicott, NY	1.0–2.0	1.0	937	$1,245	$1.33	15d	1	0.31mi
2602 North St Unit 3W Endicott, NY	2.0	1.0	900	$1,100	$1.22	23d	1	0.63mi
5 Colorado Ave Unit 1 Endicott, NY	2.0	1.0	750	$1,300	$1.73	45d	1	0.78mi
5 Colorado Ave Unit 2 Endicott, NY	2.0	1.0	750	$1,200	$1.60	45d	1	0.78mi
107 N Jackson Ave Apt 2 Endicott, NY	2.0	1.0	950	$1,350	$1.42	45d	1	0.86mi
112 N Roosevelt Ave Endicott, NY	3.0	2.0	1299	$1,850	$1.42	45d	1	0.99mi
204 Rogers Ave Endicott, NY	2.0	1.5	1456	$2,000	$1.37	23d	1	1.08mi
2007 Tracy St Unit 1st Floor Endicott, NY	2.0	1.0	819	$1,250	$1.53	45d	1	1.09mi
317 Rogers Ave Endicott, NY	2.0	1.0	900	$1,300	$1.44	23d	1	1.10mi
317 Rogers Ave Unit 2 Endicott, NY	3.0	1.0	1000	$1,300	$1.30	23d	1	1.10mi
124 Squires Ave Unit 2 Endicott, NY	2.0	1.0	750	$1,100	$1.47	45d	1	1.14mi
1901 Tracy St Fl Ea Endicott, NY	2.0	1.0	986	$1,200	$1.22	23d	1	1.18mi
1211 Pine St #1 Endicott, NY	3.0	1.0	952	$1,400	$1.47	45d	1	1.21mi
305 Adams Ave Endicott, NY	3.0	1.0	800	$1,450	$1.81	23d	1	1.23mi
507 Hill Ave Unit 1 Endicott, NY	2.0	1.0	1072	$1,450	$1.35	45d	1	1.24mi
1807 Riverview Dr #1 Endicott, NY	3.0	1.5	1266	$1,800	$1.42	23d	1	1.26mi
53 Washington Ave Unit 2 Endicott, NY	2.0	1.0	1180	$1,300	$1.10	23d	1	1.41mi

Listing history 17 events

1. 2026-06-22
   days on market $170,000 Active 176 DOM
2. 2026-06-19
   days on market $170,000 Active 174 DOM
3. 2026-06-18
   days on market $170,000 Active 173 DOM
4. 2026-06-17
   days on market $170,000 Active 172 DOM
5. 2026-06-16
   days on market $170,000 Active 171 DOM
6. 2026-06-15
   days on market $170,000 Active 170 DOM
7. 2026-06-14
   days on market $170,000 Active 168 DOM
8. 2026-06-13
   days on market $170,000 Active 167 DOM
9. 2026-06-10
   days on market $170,000 Active 165 DOM
10. 2026-06-09
    days on market $170,000 Active 164 DOM
11. 2026-06-08
    days on market $170,000 Active 163 DOM
12. 2026-06-07
    days on market $170,000 Active 162 DOM
13. 2026-06-02
    days on market $170,000 Active 157 DOM
14. 2026-06-01
    days on market $170,000 Active 156 DOM
15. 2026-05-31
    days on market $170,000 Active 155 DOM
16. 2026-05-30
    days on market $170,000 Active 154 DOM
17. 2025-12-23
    listed $170,000 Active 1055-char remark

    Show marketing remark (1055 chars)

    3 bed 1 bath raised ranch attached garage , power newly updated pole to house breakers new water heater . newer furnace. Brand new wood flooring in kitchen , back door foyer floor blue marble porcelain flooring . .. .. half finished basement, house fully repainted in 2023 by me fenced in back yard exstreamly nice size back yard ready for your dog to move right in . .. interior re painted 2023 hard wired smoke alarms gas heat & water heater also 98 ft of gorgeous ramp out front my father ended up traumatic Brain injury. .. .so is also handicapped accessible in endwell ny the best safest neighborhood in broome county exstreamly good main endwell schools . .. .free yard pick up and garbage hard wood thru out many brand new windows walking distance to school , food, shopping, bank , church what ever your heat desires. .. all new light fixtures and switches every room . .. .exstreamly quite , safe neighborhood. All neighbors are always looking out friendly willing to help. .. just to many benefits low taxes school tax no hoa move in ready

ⓘ 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: $3,560 · $297/mo
• Projected year-2 tax: $3,560 · $297/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: $16,531
• − Mortgage interest: −$9,523
• − Property taxes: −$3,560
• − Insurance: −$850
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$4,945
• Taxable loss: −$4,992
• Est. tax savings @ 24.0%: +$1,198
• After-tax cash flow: $-850/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: Maine-Endwell Central School District
• NCES district ID: 3618150
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 60% ▲ 6.00%
• Median HH income: $55,531
• Composite: 49.1/100
• National rank: #2052
• State rank: #278 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

• Census place: Endwell, NY
• 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

1 event — show timeline

• 2025-12-23 Listed $170,000 Fizber.com

Property tax history

+14.0%/yr

Latest (2025): $3,560 · +2.2% YoY. Source: county tax records.