312 Midland Rd · Endicott, NY 13850

$155,000

3 bd · 2.0 ba · 1,612 sqft · MultiFamily public records · 136 Days on market

Built 1940 0.40 ac lot $96/sqft · 31% below area Est $224k · 31% under ↓ 9% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

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

Listing remarks MLS

Bring your offers and ideas. Invest in Vestal, NY. Owner occupy and collect rent or use as one large home. 3 bedroom/2 full bath two unit ranch style home on just under a 1/2 acre with a fenced lawn & detached garage. Currently coded as two unit dwelling, but you could easily use it as a single unit home. Main house has forced hot air heat with the second unit having electric heat. Replacement windows newly installed. New carpet. Hardwood floors. One level of living with a walk up attic that could possibly be bonus space or use for storage. Lots of cabinets in both kitchens. Modern & updated full baths. Main unit has laundry in the kitchen. Second unit has laundry hook up in the full bath. Both units have access to the level back lawn. Selling in as is condition- this has been an owner occupied with family home for decades. Conventional or cash are best for this two unit property. No owner financing. Qualified buyers may tour by appointment.

Key facts

• Walk up attic
• Fenced lawn
• Bonus space

Tags

• FENCED LAWN
• DETACHED GARAGE
• REPLACEMENT WINDOWS
• HARDWOOD FLOORS
• WALK UP ATTIC
• BONUS SPACE

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $155k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive. Per door: $387/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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; 1 comparable units currently listed for rent nearby; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.55% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.95%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (median comp): $223,855
• List price: $155,000
• Delta: -30.76%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.0%
• Equity multiple: 1.56×
• Total profit: $24,287
• Equity at exit: $23,111

10-year hold

• IRR: 22.8%
• Equity multiple: 2.96×
• Total profit: $84,949
• Equity at exit: $13,402

Cash invested: $43,400 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$188 /mo · $2,261/yr
• Insurance: −$65
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $775

Break-even live

Break-even rent $1,419

Max offer price $155,000

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,400
Total (2 units)			$2,400

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Brookside Ave W Apalachin, NY	3.0	1.0	1300	$2,000	$1.54	43d	1	1.11mi

Listing history 14 events

1. 2026-06-09
   status $155,000 Pending 136 DOM
2. 2026-06-08
   days on market $155,000 Active Under Contract 136 DOM
3. 2026-06-07
   days on market $155,000 Active Under Contract 135 DOM
4. 2026-06-02
   days on market $155,000 Active Under Contract 130 DOM
5. 2026-06-01
   days on market $155,000 Active Under Contract 129 DOM
6. 2026-05-31
   days on market $155,000 Active Under Contract 128 DOM
7. 2026-05-30
   statusdays on market $155,000 Active Under Contract 127 DOM
8. 2026-05-20
   price $155,000 967-char remark

   Show marketing remark (967 chars)

   Bring your offers and ideas. Invest in Vestal, NY. Owner occupy and collect rent or use as one large home. 3 bedroom/2 full bath two unit ranch style home on just under a 1/2 acre with a fenced lawn & detached garage. Currently coded as two unit dwelling, but you could easily use it as a single unit home. Main house has forced hot air heat with the second unit having electric heat. Replacement windows newly installed. New carpet. Hardwood floors. One level of living with a walk up attic that could possibly be bonus space or use for storage. Lots of cabinets in both kitchens. Modern & updated full baths. Main unit has laundry in the kitchen. Second unit has laundry hook up in the full bath. Both units have access to the level back lawn. Selling in as is condition- this has been an owner occupied with family home for decades. Conventional or cash are best for this two unit property. No owner financing. Qualified buyers may tour by appointment.

9. 2026-05-05
   price $162,500 967-char remark

   Show marketing remark (967 chars)

   Bring your offers and ideas. Invest in Vestal, NY. Owner occupy and collect rent or use as one large home. 3 bedroom/2 full bath two unit ranch style home on just under a 1/2 acre with a fenced lawn & detached garage. Currently coded as two unit dwelling, but you could easily use it as a single unit home. Main house has forced hot air heat with the second unit having electric heat. Replacement windows newly installed. New carpet. Hardwood floors. One level of living with a walk up attic that could possibly be bonus space or use for storage. Lots of cabinets in both kitchens. Modern & updated full baths. Main unit has laundry in the kitchen. Second unit has laundry hook up in the full bath. Both units have access to the level back lawn. Selling in as is condition- this has been an owner occupied with family home for decades. Conventional or cash are best for this two unit property. No owner financing. Qualified buyers may tour by appointment.

10. 2026-03-26
    status Active 967-char remark

    Show marketing remark (967 chars)

    Bring your offers and ideas. Invest in Vestal, NY. Owner occupy and collect rent or use as one large home. 3 bedroom/2 full bath two unit ranch style home on just under a 1/2 acre with a fenced lawn & detached garage. Currently coded as two unit dwelling, but you could easily use it as a single unit home. Main house has forced hot air heat with the second unit having electric heat. Replacement windows newly installed. New carpet. Hardwood floors. One level of living with a walk up attic that could possibly be bonus space or use for storage. Lots of cabinets in both kitchens. Modern & updated full baths. Main unit has laundry in the kitchen. Second unit has laundry hook up in the full bath. Both units have access to the level back lawn. Selling in as is condition- this has been an owner occupied with family home for decades. Conventional or cash are best for this two unit property. No owner financing. Qualified buyers may tour by appointment.

11. 2026-03-09
    status Pending 967-char remark

    Show marketing remark (967 chars)

    Bring your offers and ideas. Invest in Vestal, NY. Owner occupy and collect rent or use as one large home. 3 bedroom/2 full bath two unit ranch style home on just under a 1/2 acre with a fenced lawn & detached garage. Currently coded as two unit dwelling, but you could easily use it as a single unit home. Main house has forced hot air heat with the second unit having electric heat. Replacement windows newly installed. New carpet. Hardwood floors. One level of living with a walk up attic that could possibly be bonus space or use for storage. Lots of cabinets in both kitchens. Modern & updated full baths. Main unit has laundry in the kitchen. Second unit has laundry hook up in the full bath. Both units have access to the level back lawn. Selling in as is condition- this has been an owner occupied with family home for decades. Conventional or cash are best for this two unit property. No owner financing. Qualified buyers may tour by appointment.

12. 2026-01-22
    status Active 967-char remark

    Show marketing remark (967 chars)

    Bring your offers and ideas. Invest in Vestal, NY. Owner occupy and collect rent or use as one large home. 3 bedroom/2 full bath two unit ranch style home on just under a 1/2 acre with a fenced lawn & detached garage. Currently coded as two unit dwelling, but you could easily use it as a single unit home. Main house has forced hot air heat with the second unit having electric heat. Replacement windows newly installed. New carpet. Hardwood floors. One level of living with a walk up attic that could possibly be bonus space or use for storage. Lots of cabinets in both kitchens. Modern & updated full baths. Main unit has laundry in the kitchen. Second unit has laundry hook up in the full bath. Both units have access to the level back lawn. Selling in as is condition- this has been an owner occupied with family home for decades. Conventional or cash are best for this two unit property. No owner financing. Qualified buyers may tour by appointment.

13. 2026-01-07
    status Pending 967-char remark

    Show marketing remark (967 chars)

    Bring your offers and ideas. Invest in Vestal, NY. Owner occupy and collect rent or use as one large home. 3 bedroom/2 full bath two unit ranch style home on just under a 1/2 acre with a fenced lawn & detached garage. Currently coded as two unit dwelling, but you could easily use it as a single unit home. Main house has forced hot air heat with the second unit having electric heat. Replacement windows newly installed. New carpet. Hardwood floors. One level of living with a walk up attic that could possibly be bonus space or use for storage. Lots of cabinets in both kitchens. Modern & updated full baths. Main unit has laundry in the kitchen. Second unit has laundry hook up in the full bath. Both units have access to the level back lawn. Selling in as is condition- this has been an owner occupied with family home for decades. Conventional or cash are best for this two unit property. No owner financing. Qualified buyers may tour by appointment.

14. 2025-12-22
    listed $170,000 Active 967-char remark

    Show marketing remark (967 chars)

    Bring your offers and ideas. Invest in Vestal, NY. Owner occupy and collect rent or use as one large home. 3 bedroom/2 full bath two unit ranch style home on just under a 1/2 acre with a fenced lawn & detached garage. Currently coded as two unit dwelling, but you could easily use it as a single unit home. Main house has forced hot air heat with the second unit having electric heat. Replacement windows newly installed. New carpet. Hardwood floors. One level of living with a walk up attic that could possibly be bonus space or use for storage. Lots of cabinets in both kitchens. Modern & updated full baths. Main unit has laundry in the kitchen. Second unit has laundry hook up in the full bath. Both units have access to the level back lawn. Selling in as is condition- this has been an owner occupied with family home for decades. Conventional or cash are best for this two unit property. No owner financing. Qualified buyers may tour by appointment.

ⓘ 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: $2,261 · $188/mo
• Projected year-2 tax: $2,440 · $203/mo
• Expected delta: +$179/yr (+$15/mo · 7.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°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: $28,800
• − Mortgage interest: −$8,682
• − Property taxes: −$2,261
• − Insurance: −$1,442
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$4,509
• Taxable income: $7,298
• Est. tax owed @ 24.0%: −$1,752
• After-tax cash flow: $7,544/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

-8.8% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $155,000 GBAOR
• 2026-05-05 Price Changed $162,500 GBAOR
• 2026-03-26 Relisted — GBAOR
• 2026-03-09 Pending — GBAOR
• 2026-01-22 Relisted — GBAOR
• 2026-01-07 Pending — GBAOR
• 2025-12-22 Listed $170,000 GBAOR

Property tax history

+0.9%/yr

Latest (2025): $2,261 · +175.0% YoY. Source: county tax records.