105 Melbourne St St · Endicott, NY 13850

$100,000

3 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 5 Days on market

Built 1930 5,662 sqft lot Est $171k · 42% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +8.7/10.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HIGHLY SOUGHT AFTER CLAYTON AVE ELEMENTARY SCHOOL!!! AFFORDABLE TAXES FOR VESTAL SCHOOL DISTRICT – HOUSE IS NOT IN ANY FLOOD ZONE – PRICED TO SELL QUICKLY!!! Investor opportunity with great potential! This home features a central air unit installed in 2023, brand new water heater, updated 200 amp Square D electric panel with newer service line, and a 13-year-old furnace. The custom kitchen island and updated appliances provide a solid starting point for renovations or finishing touches. Outside, enjoy a spacious backyard deck complete with gazebos, perfect for relaxing or grilling, along with a welcoming front porch area. The home also offers a 10-year-old roof with architectural shingles. Ideal for cash buyers looking for a fixer-upper with strong upside potential. Sale is contingent upon seller’s other property closing, which is already under contract.

Key facts

• Updated appliances
• Water heater
• Backyard deck

Tags

• CENTRAL AIR UNIT
• WATER HEATER
• 200 AMP ELECTRIC PANEL
• CUSTOM KITCHEN ISLAND
• UPDATED APPLIANCES
• BACKYARD DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.9% 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.
• 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.
• Market conditions: 90 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $72k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1930 — 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 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?
5. 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?
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: 1.37% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.80%
• DSCR: 1.57
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $170,982
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Main St	0.04mi	2/1.0 (-1)	1,044 (-2%)	16mo	$134,620	$129	77
617 Delano Ave	0.26mi	3/1.5	1,109 (+4%)	9mo	$200,000	$180	71
845 W Circle Dr	0.51mi	3/1.0	1,068 (+1%)	7mo	$178,000	$167	69
133 Hawthorne St	0.11mi	3/1.0	988 (-7%)	18mo	$100,000	$101	68
314 Front St	0.49mi	4/1.0 (+1)	1,036 (-2%)	1mo	$144,100	$139	67
828 E Circle Dr	0.44mi	3/1.0	1,152 (+8%)	2mo	$185,900	$161	63
401 Willow ST St	0.47mi	2/1.5 (-1)	1,112 (+5%)	1mo	$145,000	$130	62
713 Mirador Rd	0.47mi	3/1.0	1,072 (+1%)	18mo	$195,000	$182	61
420 Lagrange St	0.40mi	3/1.0	1,092 (+3%)	19mo	$200,000	$183	61
217 Kimble Rd	0.33mi	3/1.0	1,188 (+12%)	20mo	$169,950	$143	48
405 Virginia Ave	0.24mi	3/1.5	1,200 (+13%)	24mo	$220,000	$183	45
125 Circle Dr S	0.56mi	2/2.0 (-1)	1,152 (+8%)	20mo	$155,000	$135	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.10×
• Total profit: $2,897
• Equity at exit: $14,910

10-year hold

• IRR: 12.3%
• Equity multiple: 1.98×
• Total profit: $27,332
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$524
• Tax from tax record: −$216 /mo · $2,592/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $299

Break-even live

Break-even rent $990

Max offer price $100,000

Occupancy floor 73%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Clayton Ave Vestal, NY	2.0	1.0	952	$1,350	$1.42	44d	1	0.22mi
1156 Glenwood Rd Vestal, NY	3.0	1.5	1200	$1,550	$1.29	44d	1	1.01mi
404 Exchange Ave Endicott, NY	2.0	1.0	850	$1,100	$1.29	44d	1	1.16mi
207 S Loder Ave Unit D-15 Endicott, NY	2.0	1.0	700	$925	$1.32	21d	1	1.26mi
804 Broad St Unit 2 Endicott, NY	3.0	1.0	975	$1,500	$1.54	44d	1	1.40mi
1807 Riverview Dr #1 Endicott, NY	3.0	1.5	1266	$1,800	$1.42	21d	1	1.47mi

Listing history 8 events

1. 2026-06-07
   status $100,000 Pending 5 DOM
2. 2026-06-02
   days on market $100,000 Active 5 DOM
3. 2026-06-01
   days on market $100,000 Active 4 DOM
4. 2026-05-31
   days on market $100,000 Active 3 DOM
5. 2026-05-30
   days on market $100,000 Active 2 DOM
6. 2026-05-28
   listed $100,000 Active 884-char remark

   Show marketing remark (884 chars)

   HIGHLY SOUGHT AFTER CLAYTON AVE ELEMENTARY SCHOOL!!! AFFORDABLE TAXES FOR VESTAL SCHOOL DISTRICT – HOUSE IS NOT IN ANY FLOOD ZONE – PRICED TO SELL QUICKLY!!! Investor opportunity with great potential! This home features a central air unit installed in 2023, brand new water heater, updated 200 amp Square D electric panel with newer service line, and a 13-year-old furnace. The custom kitchen island and updated appliances provide a solid starting point for renovations or finishing touches. Outside, enjoy a spacious backyard deck complete with gazebos, perfect for relaxing or grilling, along with a welcoming front porch area. The home also offers a 10-year-old roof with architectural shingles. Ideal for cash buyers looking for a fixer-upper with strong upside potential. Sale is contingent upon seller’s other property closing, which is already under contract.

7. 2008-02-15
   soldstatus $72,000
8. 2006-08-11
   soldstatus $72,000

ⓘ 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: $2,592 · $216/mo
• Projected year-2 tax: $2,592 · $216/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 ≥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: $16,417
• − Mortgage interest: −$5,602
• − Property taxes: −$2,592
• − Insurance: −$500
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$2,909
• Taxable income: $2,188
• Est. tax owed @ 24.0%: −$525
• After-tax cash flow: $3,059/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 — 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

• City population: 42,896
• 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

+38.9% since first listed

3 events — show timeline

• 2026-05-28 Listed $100,000 GBAOR
• 2008-02-15 Sold (Public Records) $72,000 Public Records
• 2006-08-11 Sold (Public Records) $72,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,592 · +4.8% YoY. Source: county tax records.