106 Squires Ave · Endicott, NY 13760

$220,000

4 bd · 2.0 ba · 1,946 sqft · MultiFamily public records · 62 Days on market

Built 1930 4,880 sqft lot $113/sqft · 26% above area Est $175k · 26% over

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Why this score? — see what drove the C- 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 +22.9/30.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• Rent growth +4.3/5.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

-Great owner occupy or investment property! Both units has been completed renovated. Northside duplex, convenient location, close to BAE systems, close to highways, shopping, centers, and schools. Possibly over $32,000 yearly gross income when both units are rented.

Key facts

• Northisde duplex
• Close to schools
• Completed renovated

Tags

• COMPLETED RENOVATED
• NORTHISDE DUPLEX
• CONVENIENT LOCATION
• CLOSE TO HIGHWAYS
• CLOSE TO SHOPPING CENTERS
• CLOSE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive. Per door: $192/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 5.6% 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: George F Johnson Elementary School (math 35% / reading 47%, grade F, #1,410 of 2,108 statewide, top 67%, 596 students, 44% FRL); Jennie F Snapp Middle School (math 31% / reading 51%, grade F, #402 of 729 statewide, top 56%, 822 students, 65% FRL); Union-Endicott High School (math 91% / reading 90%, grade A+, #231 of 1,100 statewide, top 21%, 999 students, 41% FRL).
• Market conditions: Rents rising fast (+7.1%/yr); 217 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); 50% 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 44% 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 $2k of loan paydown is wiped out by about $7k 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 $62k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $220k implies a 193% 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 $206,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 1.10% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $174,767
• List price: $220,000
• Delta: 25.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Squires Ave	0.03mi	4/4.0	1,900 (-2%)	5mo	$166,315	$88	82
408 Squires Ave	0.41mi	4/2.0	1,820 (-6%)	7mo	$210,000	$115	64
213 Wilson Ave	0.57mi	5/2.0 (+1)	2,000 (+3%)	1mo	$250,000	$125	63
106 Fillmore Ave	0.72mi	4/2.0	2,020 (+4%)	1mo	$74,000	$37	60
21 Cornell Ave	0.47mi	4/2.0	2,040 (+5%)	13mo	$185,000	$91	59
507 Hill Ave	0.48mi	4/2.0	2,144 (+10%)	13mo	$227,000	$106	50
2603 Smith Dr	0.68mi	4/3.0	2,004 (+3%)	12mo	$230,000	$115	49
317 N Jackson Ave	0.42mi	5/3.0 (+1)	2,100 (+8%)	13mo	$162,000	$77	48
3 Parsons Ave	0.72mi	5/2.0 (+1)	1,872 (-4%)	11mo	$125,000	$67	46
8 Harrison Ave	0.63mi	4/2.0	2,088 (+7%)	17mo	$100,000	$48	45
709 / 707.5 Milan Ave	0.75mi	4/2.0	2,062 (+6%)	16mo	$182,500	$89	42
710 Monroe St	0.66mi	4/2.0	2,164 (+11%)	14mo	$110,000	$51	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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-691
• Equity at exit: $32,803

10-year hold

• IRR: 13.3%
• Equity multiple: 2.26×
• Total profit: $77,574
• Equity at exit: $19,022

Cash invested: $61,600 (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: 15.1×

Monthly cashflow live

• Estimated rent: $2,427 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$287 /mo · $3,444/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $385

Break-even live

Break-even rent $1,940

Max offer price $220,000

Occupancy floor 79%

Sensitivity live

Price	-10% $509	-5% $447	+0% $385	+5% $323	+10% $260
Rent	-10% $193	-5% $289	+0% $385	+5% $481	+10% $577
Rate	-1.0pp $496	-0.5pp $441	base $385	+0.5pp $328	+1.0pp $270

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,426
Total (2 units)			$2,427

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 N Roosevelt Ave Endicott, NY	3.0	2.0	1299	$1,850	$1.42	45d	1	0.17mi
409 Milan Ave Endicott, NY	5.0	2.0	2240	$2,350	$1.05	45d	1	0.48mi
723 Prescott Ave Endicott, NY	3.0	2.0	1544	$2,200	$1.42	45d	1	0.81mi
9 S Seward Ave Endicott, NY	3.0	1.5	1800	$2,000	$1.11	22d	1	0.84mi
1807 Riverview Dr #1 Endicott, NY	3.0	1.5	1266	$1,800	$1.42	22d	1	0.86mi
208 S Liberty Ave Unit 2 Endicott, NY	3.0	1.0	2376	$1,700	$0.72	22d	1	1.30mi

Listing history 12 events

1. 2026-06-10
   days on market $220,000 Active 62 DOM
2. 2026-06-09
   days on market $220,000 Active 61 DOM
3. 2026-06-08
   days on market $220,000 Active 60 DOM
4. 2026-06-07
   days on market $220,000 Active 59 DOM
5. 2026-06-05
   days on market $220,000 Active 56 DOM
6. 2026-06-03
   days on market $220,000 Active 55 DOM
7. 2026-06-02
   days on market $220,000 Active 54 DOM
8. 2026-06-01
   days on market $220,000 Active 53 DOM
9. 2026-05-31
   days on market $220,000 Active 52 DOM
10. 2026-05-30
    days on market $220,000 Active 51 DOM
11. 2026-04-09
    listed $220,000 Active 267-char remark

    Show marketing remark (267 chars)

    -Great owner occupy or investment property! Both units has been completed renovated. Northside duplex, convenient location, close to BAE systems, close to highways, shopping, centers, and schools. Possibly over $32,000 yearly gross income when both units are rented.

12. 2024-05-13
    soldstatus $75,000

ⓘ 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: $3,444 · $287/mo
• Projected year-2 tax: $3,581 · $298/mo
• Expected delta: +$137/yr (+$11/mo · 4.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 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: $29,124
• − Mortgage interest: −$12,323
• − Property taxes: −$3,444
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,330
• − Management: −$2,330
• − Depreciation: −$6,400
• Taxable income: $1,196
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $4,332/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

+193.3% since first listed

2 events — show timeline

• 2026-04-09 Listed $220,000 GBAOR
• 2024-05-13 Sold (Public Records) $75,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $3,444 · +3.4% YoY. Source: county tax records.