109 Adams Ave Ave · Endicott, NY 13760

$168,500

4 bd · 3.0 ba · 1,702 sqft · MultiFamily public records · 101 Days on market

Built 1913 6,534 sqft lot $99/sqft · at area comps Est $168k · at est.

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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 +27.9/30.0
• DSCR +9.8/10.0
• 1% rule +8.9/10.0
• ARV discount +7.3/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

WELCOME TO 109 Adams Ave, two story home nestled in the heart of Endicott. This house features with 3bed and 1.5bath. 1st floor offer Large Living, Dinning, Kitchen and 1/2 bath. 2nd floor have 3 bed with full bath. easy access to major highway. close to Washington Ave, Shopping, Grocery, UE High School, UHS primary care. make appointment for showing.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1913

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $168k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $153k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• This rent runs 42% 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 $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.
• At projected returns (-3.0% appreciation + 7.1% rent growth), your $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $26k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $168k implies a 270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,335 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
9. 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.
10. 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: 1.39% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.14%
• DSCR: 1.58
• GRM: 6.0

CMA / ARV

• ARV (median comp): $167,596
• List price: $168,500
• Delta: 0.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 Monroe St	0.07mi	3/2.0 (-1)	1,638 (-4%)	5mo	$65,000	$40	77
5 Colorado Ave	0.41mi	4/2.0	1,536 (-10%)	6mo	$100,000	$65	56
12 South Willis Ave	0.72mi	4/2.0	1,792 (+5%)	5mo	$182,500	$102	49
6 Harrison Ave	0.65mi	4/2.0	1,554 (-9%)	7mo	$160,000	$103	46
103 Squires Ave	0.59mi	4/4.0	1,900 (+12%)	5mo	$166,315	$88	45
937 Vestal Rd	0.54mi	4/2.0	1,452 (-15%)	2mo	$135,000	$93	44
113 Taylor Ave	0.62mi	4/2.5	1,800 (+6%)	21mo	$184,900	$103	42
120 Hayes Ave	0.62mi	3/2.0 (-1)	1,514 (-11%)	6mo	$85,000	$56	38
203 Parsons Ave	0.73mi	5/2.0 (+1)	1,873 (+10%)	3mo	$155,000	$83	37

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: 8.1%
• Equity multiple: 1.33×
• Total profit: $15,765
• Equity at exit: $25,124

10-year hold

• IRR: 20.9%
• Equity multiple: 3.15×
• Total profit: $101,410
• Equity at exit: $14,569

Cash invested: $47,180 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,339 high
• Mortgage (P&I): −$884
• Tax from tax record: −$377 /mo · $4,527/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $517

Break-even live

Break-even rent $1,685

Max offer price $168,500

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
1× unit	1	0.5	$1,107
1× unit	2	1	$1,232
Total (2 units)			$2,339

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: $42,125
• Closing costs: $5,055
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1807 Riverview Dr #1 Endicott, NY	3.0	1.5	1266	$1,800	$1.42	21d	1	0.25mi
106 Madison Ave Unit 1 Endicott, NY	3.0	1.0	1050	$1,500	$1.43	43d	1	0.39mi
112 N Roosevelt Ave Endicott, NY	3.0	2.0	1299	$1,850	$1.42	43d	1	0.58mi
9 S Seward Ave Endicott, NY	3.0	1.5	1800	$2,000	$1.11	21d	1	0.68mi
409 Milan Ave Endicott, NY	5.0	2.0	2240	$2,350	$1.05	43d	1	1.08mi
723 Prescott Ave Endicott, NY	3.0	2.0	1544	$2,200	$1.42	43d	1	1.42mi

Listing history 23 events

1. 2026-06-19
   days on market $168,500 Active 101 DOM
2. 2026-06-18
   days on market $168,500 Active 100 DOM
3. 2026-06-17
   days on market $168,500 Active 99 DOM
4. 2026-06-16
   days on market $168,500 Active 98 DOM
5. 2026-06-15
   days on market $168,500 Active 97 DOM
6. 2026-06-14
   days on market $168,500 Active 95 DOM
7. 2026-06-13
   days on market $168,500 Active 94 DOM
8. 2026-06-10
   days on market $168,500 Active 92 DOM
9. 2026-06-09
   days on market $168,500 Active 91 DOM
10. 2026-06-08
    days on market $168,500 Active 90 DOM
11. 2026-06-07
    days on market $168,500 Active 89 DOM
12. 2026-06-05
    days on market $168,500 Active 86 DOM
13. 2026-06-03
    days on market $168,500 Active 85 DOM
14. 2026-06-02
    days on market $168,500 Active 84 DOM
15. 2026-06-01
    days on market $168,500 Active 83 DOM
16. 2026-05-31
    days on market $168,500 Active 82 DOM
17. 2026-05-30
    days on market $168,500 Active 81 DOM
18. 2026-05-12
    price $168,500 353-char remark

    Show marketing remark (353 chars)

    WELCOME TO 109 Adams Ave, two story home nestled in the heart of Endicott. This house features with 3bed and 1.5bath. 1st floor offer Large Living, Dinning, Kitchen and 1/2 bath. 2nd floor have 3 bed with full bath. easy access to major highway. close to Washington Ave, Shopping, Grocery, UE High School, UHS primary care. make appointment for showing.

19. 2026-05-08
    price $184,500 353-char remark

    Show marketing remark (353 chars)

    WELCOME TO 109 Adams Ave, two story home nestled in the heart of Endicott. This house features with 3bed and 1.5bath. 1st floor offer Large Living, Dinning, Kitchen and 1/2 bath. 2nd floor have 3 bed with full bath. easy access to major highway. close to Washington Ave, Shopping, Grocery, UE High School, UHS primary care. make appointment for showing.

20. 2026-03-10
    listed $194,500 Active 353-char remark

    Show marketing remark (353 chars)

    WELCOME TO 109 Adams Ave, two story home nestled in the heart of Endicott. This house features with 3bed and 1.5bath. 1st floor offer Large Living, Dinning, Kitchen and 1/2 bath. 2nd floor have 3 bed with full bath. easy access to major highway. close to Washington Ave, Shopping, Grocery, UE High School, UHS primary care. make appointment for showing.

21. 2022-01-14
    soldstatus $45,500 393-char remark

    Show marketing remark (393 chars)

    4 bedroom 2 story in the heart of the village 1.5 bath HUD HOME SOLD "AS IS " by elec. bid only. Prop avail 11/17/21 bids due by 11:59 PM Central Time 11/21/21 then daily until sold. #371-311328 UI UN-INSURED . Eligible FHA 203K financing coventional cash Rpr. www. HUDHomestore.com for form & PCR HUD makes no warranty as to condition of property. Buyer to verify all info

22. 2021-11-17
    listed $31,000 393-char remark

    Show marketing remark (393 chars)

    4 bedroom 2 story in the heart of the village 1.5 bath HUD HOME SOLD "AS IS " by elec. bid only. Prop avail 11/17/21 bids due by 11:59 PM Central Time 11/21/21 then daily until sold. #371-311328 UI UN-INSURED . Eligible FHA 203K financing coventional cash Rpr. www. HUDHomestore.com for form & PCR HUD makes no warranty as to condition of property. Buyer to verify all info

23. 2002-06-13
    soldstatus $64,000

ⓘ 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: $4,527 · $377/mo
• Projected year-2 tax: $4,527 · $377/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $28,068
• − Mortgage interest: −$9,439
• − Property taxes: −$4,527
• − Insurance: −$842
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − Depreciation: −$4,902
• Taxable income: $3,867
• Est. tax owed @ 24.0%: −$928
• After-tax cash flow: $5,273/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

+163.3% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $168,500 GBAOR
• 2026-05-08 Price Changed $184,500 GBAOR
• 2026-03-10 Listed $194,500 GBAOR
• 2022-01-14 Sold (MLS) $45,500 GBAOR
• 2021-11-17 Listed $31,000 GBAOR
• 2002-06-13 Sold (Public Records) $64,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $4,527 · +3.4% YoY. Source: county tax records.