115 W Franklin St · Endicott, NY 13760

$219,000

6 bd · 2.0 ba · 1,543 sqft · MultiFamily public records · 37 Days on market

Built 1920 4,945 sqft lot $142/sqft · 11% above area Est $198k · 11% 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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +6.2/10.0
• Rent growth +4.3/5.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• ARV discount +2.8/15.0
• 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

TWO FAMILY LOCATED IN MUNICIPAL DIST. OF ENDICOTTTHIS PROPERTY FEATURES UPDATED 2 BEDRM. UNITW/ LIVING ROOM KITCHEN AND BATH, AND ONE 3 BEDRMUNIT W/ LIVING RM, DINING RM, KIT, BATH, ENCLOSED PORCHPOSSABLE LL FAMILY RM. PROPERTY SOLD AS IS!

Key facts

• Fully ready basement
• 4,945 sq ft lot
• Built 1920

Tags

• FULLY READY BASEMENT
• ADDITIONAL STORAGE SPACE

Property features AI

Finance

• Other: Zoned Urban Single Family
• Financial info: Annual property tax listed

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income, multi-family); Level lot
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Covered porch

Interior

• Kitchen: Range; Exhaust fan
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; Unit 1: 1 bathroom; Unit 2: 1 bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: High speed internet; Gas fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $219k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $212k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Ann G Mcguinness Elementar School (math 37% / reading 47%, grade F, #1,361 of 2,108 statewide, top 67%, 317 students, 47% 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; 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 $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 $61k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $75k; list at $219k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.12% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $198,158
• List price: $219,000
• Delta: 10.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Carl St	0.59mi	5/2.0 (-1)	1,622 (+5%)	16mo	$105,000	$65	46

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: $-754
• Equity at exit: $32,654

10-year hold

• IRR: 13.3%
• Equity multiple: 2.27×
• Total profit: $77,626
• Equity at exit: $18,935

Cash invested: $61,320 (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: 15.7×

Monthly cashflow live

• Estimated rent: $2,452 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$262 /mo · $3,149/yr
• Insurance: −$91
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $379

Break-even live

Break-even rent $1,972

Max offer price $219,000

Occupancy floor 80%

Sensitivity live

Price	-10% $503	-5% $441	+0% $379	+5% $317	+10% $255
Rent	-10% $186	-5% $283	+0% $379	+5% $476	+10% $573
Rate	-1.0pp $490	-0.5pp $435	base $379	+0.5pp $323	+1.0pp $265

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,161
1× unit	3	1	$1,291
Total (2 units)			$2,452

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Milan Ave Endicott, NY	5.0	2.0	2240	$2,350	$1.05	45d	1	1.24mi

Listing history 24 events

1. 2026-06-22
   days on market $219,000 Active 37 DOM
2. 2026-06-19
   days on market $219,000 Active 35 DOM
3. 2026-06-18
   days on market $219,000 Active 34 DOM
4. 2026-06-17
   days on market $219,000 Active 33 DOM
5. 2026-06-16
   days on market $219,000 Active 32 DOM
6. 2026-06-15
   days on market $219,000 Active 31 DOM
7. 2026-06-14
   days on market $219,000 Active 29 DOM
8. 2026-06-13
   days on market $219,000 Active 28 DOM
9. 2026-06-10
   days on market $219,000 Active 26 DOM
10. 2026-06-09
    days on market $219,000 Active 25 DOM
11. 2026-06-08
    days on market $219,000 Active 24 DOM
12. 2026-06-07
    days on market $219,000 Active 23 DOM
13. 2026-06-05
    days on market $219,000 Active 20 DOM
14. 2026-06-03
    days on market $219,000 Active 19 DOM
15. 2026-06-02
    days on market $219,000 Active 18 DOM
16. 2026-06-01
    days on market $219,000 Active 17 DOM
17. 2026-05-31
    days on market $219,000 Active 16 DOM
18. 2026-05-30
    days on market $219,000 Active 15 DOM
19. 2026-05-12
    listed $219,000 Active 595-char remark
20. 2025-10-30
    soldstatus $75,000
21. 2001-05-03
    soldstatus $33,300
22. 2001-05-01
    soldstatus $31,500

    Show marketing remark (240 chars)

    TWO FAMILY LOCATED IN MUNICIPAL DIST. OF ENDICOTTTHIS PROPERTY FEATURES UPDATED 2 BEDRM. UNITW/ LIVING ROOM KITCHEN AND BATH, AND ONE 3 BEDRMUNIT W/ LIVING RM, DINING RM, KIT, BATH, ENCLOSED PORCHPOSSABLE LL FAMILY RM. PROPERTY SOLD AS IS!

23. 2000-01-20
    listed $41,900

    Show marketing remark (240 chars)

    TWO FAMILY LOCATED IN MUNICIPAL DIST. OF ENDICOTTTHIS PROPERTY FEATURES UPDATED 2 BEDRM. UNITW/ LIVING ROOM KITCHEN AND BATH, AND ONE 3 BEDRMUNIT W/ LIVING RM, DINING RM, KIT, BATH, ENCLOSED PORCHPOSSABLE LL FAMILY RM. PROPERTY SOLD AS IS!

24. 2000-01-20
    listed $38,900

    Show marketing remark (240 chars)

    TWO FAMILY LOCATED IN MUNICIPAL DIST. OF ENDICOTTTHIS PROPERTY FEATURES UPDATED 2 BEDRM. UNITW/ LIVING ROOM KITCHEN AND BATH, AND ONE 3 BEDRMUNIT W/ LIVING RM, DINING RM, KIT, BATH, ENCLOSED PORCHPOSSABLE LL FAMILY RM. PROPERTY SOLD AS IS!

ⓘ 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: $3,149 · $262/mo
• Projected year-2 tax: $3,425 · $285/mo
• Expected delta: +$276/yr (+$23/mo · 8.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°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: $29,424
• − Mortgage interest: −$12,267
• − Property taxes: −$3,149
• − Insurance: −$1,762
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − Depreciation: −$6,371
• Taxable income: $1,167
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $4,273/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

+422.7% since first listed

6 events — show timeline

• 2026-05-12 Listed $219,000 GBAOR
• 2025-10-30 Sold (Public Records) $75,000 Public Records
• 2001-05-03 Sold (Public Records) $33,300 Public Records
• 2001-05-01 Sold (MLS) $31,500 GBAOR
• 2000-01-20 Listed $38,900 GBAOR
• 2000-01-20 Listed $41,900 GBAOR

Property tax history

+1.8%/yr

Latest (2025): $3,149 · +3.4% YoY. Source: county tax records.