321 Hill Ave · Endicott, NY 13760

$195,000

3 bd · 1.0 ba · 1,280 sqft · Other public records · 340 Days on market

Built 1930 4,791 sqft lot $152/sqft · 36% above area Est $268k · 27% under

---

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 +6.7/30.0
• Rent growth +4.3/5.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner occupied triplex! Investor triplex! The choice is up to you. .. .either way you will profit.

Key facts

• 4,791 sq ft lot
• Built 1930
• Listed 339 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $195k.

Deal economics

• At list price, monthly cash flow is $-310 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (22.9% below list).
• Recommended offer: $140k (28.1% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 5.5% in Endicott — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: schools D+, amenities D, crime 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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

• It's been on market 340 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $58k; list at $195k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,178 (28.1% 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 340 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — 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 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?
7. 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?
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: 0.77% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.82%
• DSCR: 0.70
• GRM: 10.8

CMA / ARV

• ARV (median comp): $268,467
• List price: $195,000
• Delta: -27.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.0%
• Equity multiple: 0.18×
• Total profit: $-44,811
• Equity at exit: $29,075

10-year hold

• IRR: -8.7%
• Equity multiple: 0.35×
• Total profit: $-35,259
• Equity at exit: $16,860

Cash invested: $54,600 (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: 213
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$394 /mo · $4,724/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-310

Break-even live

Break-even rent $1,896

Max offer price $140,178

Occupancy floor —

Sensitivity live

Price	-10% $-200	-5% $-255	+0% $-310	+5% $-366	+10% $-421
Rent	-10% $-429	-5% $-370	+0% $-310	+5% $-251	+10% $-192
Rate	-1.0pp $-212	-0.5pp $-261	base $-310	+0.5pp $-361	+1.0pp $-412

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1211 Pine St #1 Endicott, NY	3.0	1.0	952	$1,400	$1.47	44d	1	0.09mi
317 Rogers Ave Unit 2 Endicott, NY	3.0	1.0	1000	$1,300	$1.30	22d	1	0.13mi
317 Rogers Ave Endicott, NY	2.0	1.0	900	$1,300	$1.44	22d	1	0.13mi
507 Hill Ave Unit 1 Endicott, NY	2.0	1.0	1072	$1,450	$1.35	44d	1	0.18mi
204 Rogers Ave Endicott, NY	2.0	1.5	1456	$2,000	$1.37	22d	1	0.24mi
112 N Roosevelt Ave Endicott, NY	3.0	2.0	1299	$1,850	$1.42	44d	1	0.37mi
107 N Jackson Ave Apt 2 Endicott, NY	2.0	1.0	950	$1,350	$1.42	44d	1	0.50mi
723 Prescott Ave Endicott, NY	3.0	2.0	1544	$2,200	$1.42	44d	1	0.52mi
916 Irving Ave Unit 1 Endicott, NY	2.0	1.0	1200	$1,500	$1.25	22d	1	0.71mi
53 Washington Ave Unit 2 Endicott, NY	2.0	1.0	1180	$1,300	$1.10	22d	1	0.77mi
106 Madison Ave Unit 1 Endicott, NY	3.0	1.0	1050	$1,500	$1.43	44d	1	0.85mi
804 Broad St Unit 2 Endicott, NY	3.0	1.0	975	$1,500	$1.54	44d	1	0.98mi
2602 North St Unit 3W Endicott, NY	2.0	1.0	900	$1,100	$1.22	22d	1	1.00mi
1901 Tracy St Fl Ea Endicott, NY	2.0	1.0	986	$1,200	$1.22	22d	1	1.02mi
9 S Seward Ave Endicott, NY	3.0	1.5	1800	$2,000	$1.11	22d	1	1.03mi
1807 Riverview Dr #1 Endicott, NY	3.0	1.5	1266	$1,800	$1.42	22d	1	1.15mi
3544 Smith Dr Endicott, NY	1.0–2.0	1.0	937	$1,245	$1.33	14d	1	1.39mi

Listing history 26 events

1. 2026-06-19
   days on market $195,000 Active 340 DOM
2. 2026-06-18
   days on market $195,000 Active 339 DOM
3. 2026-06-17
   days on market $195,000 Active 338 DOM
4. 2026-06-16
   days on market $195,000 Active 337 DOM
5. 2026-06-15
   days on market $195,000 Active 336 DOM
6. 2026-06-14
   days on market $195,000 Active 334 DOM
7. 2026-06-13
   days on market $195,000 Active 333 DOM
8. 2026-06-10
   days on market $195,000 Active 331 DOM
9. 2026-06-09
   days on market $195,000 Active 330 DOM
10. 2026-06-08
    days on market $195,000 Active 329 DOM
11. 2026-06-07
    days on market $195,000 Active 328 DOM
12. 2026-06-05
    days on market $195,000 Active 325 DOM
13. 2026-06-03
    days on market $195,000 Active 324 DOM
14. 2026-06-02
    days on market $195,000 Active 323 DOM
15. 2026-06-01
    days on market $195,000 Active 322 DOM
16. 2026-05-31
    days on market $195,000 Active 321 DOM
17. 2026-05-30
    days on market $195,000 Active 320 DOM
18. 2025-07-14
    listed $195,000 Active 99-char remark

    Show marketing remark (99 chars)

    Owner occupied triplex! Investor triplex! The choice is up to you. .. .either way you will profit.

19. 2016-06-20
    soldstatus $58,500
20. 2016-06-17
    soldstatus $58,500 161-char remark

    Show marketing remark (161 chars)

    Great owner occupy property. Front house has 4 bedrooms and 2 bathrooms. Back house has 2, one bedroom apartments. Some replacement windows and one newer boiler.

21. 2015-09-29
    listed $65,000 161-char remark

    Show marketing remark (161 chars)

    Great owner occupy property. Front house has 4 bedrooms and 2 bathrooms. Back house has 2, one bedroom apartments. Some replacement windows and one newer boiler.

22. 2015-06-01
    soldstatus $25,000
23. 2015-01-04
    listed $34,900
24. 2014-05-08
    listed $64,500
25. 2013-05-02
    soldstatus $46,875
26. 2006-01-10
    soldstatus $58,300

ⓘ 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: $4,724 · $394/mo
• Projected year-2 tax: $4,724 · $394/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 8 d/yr ≥94°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: $18,033
• − Mortgage interest: −$10,923
• − Property taxes: −$4,724
• − Insurance: −$975
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$5,673
• Taxable loss: −$7,147
• Est. tax savings @ 24.0%: +$1,715
• After-tax cash flow: $-2,009/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

• Census place: Endicott, NY
• 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

+234.5% since first listed

9 events — show timeline

• 2025-07-14 Listed $195,000 GBAOR
• 2016-06-20 Sold (Public Records) $58,500 Public Records
• 2016-06-17 Sold (MLS) $58,500 GBAOR
• 2015-09-29 Listed $65,000 GBAOR
• 2015-06-01 Sold (MLS) $25,000 GBAOR
• 2015-01-04 Listed $34,900 GBAOR
• 2014-05-08 Listed $64,500 GBAOR
• 2013-05-02 Sold (Public Records) $46,875 Public Records
• 2006-01-10 Sold (Public Records) $58,300 Public Records

Property tax history

+1.8%/yr

Latest (2025): $4,724 · +3.4% YoY. Source: county tax records.