244 Loretta Ln · Endicott, NY 13850

$129,900

2 bd · 1.5 ba · 1,248 sqft · Townhouse public records · 46 Days on market

Built 1987 9,583 sqft lot $104/sqft · 26% below area Est $211k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

Spacious 2-bedroom, 1.5 bath townhouse offering great potential for customization and value. This one-owner home features a functional layout with an eat-in kitchen with all appliances and a generous great room with wood-burning fireplace and sliders leading to a rear deck. The second floor offers two bedrooms and a Jack & Jill bathroom. Lower level is plumbed for a second half bath and has a partially finished rec room, . Central air is approximately 3 years old. 2-car attached garage. Property requires updating and is priced accordingly. Being sold "as is" only, making it an excellent opportunity for buyers looking to add their own improvements and build equity. Furnace ap

Key facts

• Eat-in kitchen
• Rear deck
• Central air

Tags

• EAT-IN KITCHEN
• WOOD-BURNING FIREPLACE
• REAR DECK
• JACK AND JILL BATHROOM
• PARTIALLY FINISHED REC ROOM
• CENTRAL AIR

Property features AI

Finance

• Other: Subdivision: Castle Gardens; Zoning: PD; Directions: Route 434 to Castle Gardens Road. Second right onto Loretta. House is on right, just past Vivian Ln.

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Townhouse; Residential property
• Construction: Vinyl siding
• Exterior features: Deck; Located on a level lot in a cul-de-sac

Interior

• Kitchen: Range; Free-standing range; Range hood; Dishwasher; Refrigerator; Exhaust fan; Gas water heater
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Wood-burning fireplace in the great room; 7 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: amenities D, crime F, commute 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.
• Zoned schools: Clayton Avenue Elementary School (math 52% / reading 62%, grade C+, #842 of 2,108 statewide, top 43%, 248 students, 49% FRL) — zoned schools average 49% FRL vs 17% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 90 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.49% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.96%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $211,413
• List price: $129,900
• Delta: -38.56%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Vivian Ln	0.13mi	2/1.5	1,428 (+14%)	23mo	$195,000	$137	51

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: 13.4%
• Equity multiple: 1.53×
• Total profit: $19,438
• Equity at exit: $19,369

10-year hold

• IRR: 22.2%
• Equity multiple: 2.90×
• Total profit: $69,142
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $635

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 62%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Vivian Ln Vestal, NY	2.0	1.5	1442	$2,400	$1.66	21d	1	0.15mi
228 Airport Rd Unit 1 Endicott, NY	2.0	1.0	1000	$1,075	$1.07	21d	1	0.93mi
404 Exchange Ave Endicott, NY	2.0	1.0	850	$1,100	$1.29	43d	1	1.14mi
120 Badger Ave Unit 7 Endicott, NY	1.0	1.0	750	$850	$1.13	21d	1	1.19mi
207 S Loder Ave Unit D-15 Endicott, NY	2.0	1.0	700	$925	$1.32	21d	1	1.41mi
1 Jane Lacey Dr Endicott, NY	1.0–3.0	1.0–1.5	900	$1,170	$1.30	21d	1	1.49mi

Listing history 16 events

1. 2026-06-19
   days on market $129,900 Active 46 DOM
2. 2026-06-18
   days on market $129,900 Active 45 DOM
3. 2026-06-17
   days on market $129,900 Active 44 DOM
4. 2026-06-16
   days on market $129,900 Active 43 DOM
5. 2026-06-15
   days on market $129,900 Active 42 DOM
6. 2026-06-14
   days on market $129,900 Active 40 DOM
7. 2026-06-13
   days on market $129,900 Active 39 DOM
8. 2026-06-10
   days on market $129,900 Active 37 DOM
9. 2026-06-09
   days on market $129,900 Active 36 DOM
10. 2026-06-08
    days on market $129,900 Active 35 DOM
11. 2026-06-07
    days on market $129,900 Active 34 DOM
12. 2026-06-02
    days on market $129,900 Active 29 DOM
13. 2026-06-01
    days on market $129,900 Active 28 DOM
14. 2026-05-31
    days on market $129,900 Active 27 DOM
15. 2026-05-30
    days on market $129,900 Active 26 DOM
16. 2026-05-04
    listed $129,900 Active 856-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 61% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $23,285
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$3,779
• Taxable income: $5,906
• Est. tax owed @ 24.0%: −$1,417
• After-tax cash flow: $6,205/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

1 event — show timeline

• 2026-05-04 Listed $129,900 GBAOR

Property tax history

+8.8%/yr

Latest (2025): $7,563 · +70.1% YoY. Source: county tax records.