906-908 Irving Ave · Endicott, NY 13760

$199,900

4 bd · 2.0 ba · 2,052 sqft · MultiFamily public records · 8 Days on market

Built 1970 7,020 sqft lot $97/sqft · 32% below area Est $295k · 32% 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Rent growth +4.3/5.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• 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

Fantastic, well maintained Duplex! Great opportunity for owner occupy or investment! One unit completely updated, eat-in kitchen, vinyl windows, flooring, updated bathrooms. Spacious Bedrooms. Separate washer/dryer hookups. Driveway(2015) Roof(2004) HWH(2017). Plenty off street parking. Tons of storage throughout!

Key facts

• Storage
• Attached garage
• Parking

Tags

• DUPLEX
• STORAGE
• PARKING
• ATTACHED GARAGE

Property features AI

Finance

• Financial info: Each of the two units currently listed with $900 rent (actual/total rent); Property is residential income (duplex)

Exterior

• Parking: Attached garage with 2 garage spaces; Driveway; Basement access to parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Duplex (residential income property)
• Construction: Aluminum siding
• Exterior features: Storm doors; Sloped lot; Lot dimensions approximately 60 x 117; Zoned R-M

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: Two 2-bedroom units
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms and two half bathrooms (total building count); Each unit listed with 1 bathroom
• Heating & cooling: Baseboard heating; Ceiling fan(s) for cooling
• Interior features: Storm and insulated windows; Partial basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive. Per door: $312/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 10.0% 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.
• 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) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising fast (+7.1%/yr); 213 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• At $2,787/mo this rent would consume 51% of the median local household income ($66k/yr) (locally 1480% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $199,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.39% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.38%
• DSCR: 1.60
• GRM: 6.0

CMA / ARV

• ARV (median comp): $294,938
• List price: $199,900
• Delta: -32.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906-908 Irving Ave	0.00mi	4/3.0	2,052 (0%)	0mo	$193,000	$94	96
838 Squires Ave	0.22mi	4/3.0	2,052 (0%)	8mo	$175,000	$85	79
709 / 707.5 Milan Ave	0.29mi	4/2.0	2,062 (+0%)	16mo	$182,500	$89	73
507 Hill Ave	0.51mi	4/2.0	2,144 (+4%)	13mo	$227,000	$106	58
836 Rogers Ave. Ave N	0.26mi	4/3.0	2,318 (+13%)	9mo	$300,000	$129	55
408 Squires Ave	0.59mi	4/2.0	1,820 (-11%)	6mo	$210,000	$115	48
320 Odell Ave	0.67mi	5/2.0 (+1)	2,166 (+6%)	21mo	$172,000	$79	37
311 Oak Hl	0.70mi	5/4.0 (+1)	2,240 (+9%)	14mo	$175,000	$78	27
306 Hill Ave	0.74mi	4/2.0	1,744 (-15%)	18mo	$136,000	$78	25
318 Odell Ave	0.68mi	3/2.0 (-1)	1,784 (-13%)	21mo	$137,000	$77	24

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: 8.4%
• Equity multiple: 1.35×
• Total profit: $19,445
• Equity at exit: $29,806

10-year hold

• IRR: 21.2%
• Equity multiple: 3.18×
• Total profit: $122,073
• Equity at exit: $17,284

Cash invested: $55,972 (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: 213
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,787 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$446 /mo · $5,355/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $624

Break-even live

Break-even rent $1,997

Max offer price $199,900

Occupancy floor 73%

Sensitivity live

Price	-10% $737	-5% $680	+0% $624	+5% $567	+10% $511
Rent	-10% $404	-5% $514	+0% $624	+5% $734	+10% $844
Rate	-1.0pp $725	-0.5pp $675	base $624	+0.5pp $572	+1.0pp $519

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,786
Total (2 units)			$2,787

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
723 Prescott Ave Endicott, NY	3.0	2.0	1544	$2,200	$1.42	44d	1	0.33mi
409 Milan Ave Endicott, NY	5.0	2.0	2240	$2,350	$1.05	44d	1	0.59mi
2028 Kim Dr Unit 2 Endicott, NY	4.0	1.5	2397	$2,900	$1.21	14d	1	0.99mi

Listing history 7 events

1. 2026-05-08
   status Pending 397-char remark
2. 2026-04-30
   listed $199,900 Active 397-char remark
3. 2023-06-08
   historical
4. 2018-12-18
   soldstatus $115,000
5. 2018-12-13
   soldstatus $115,000 315-char remark

   Show marketing remark (315 chars)

   Fantastic, well maintained Duplex! Great opportunity for owner occupy or investment! One unit completely updated, eat-in kitchen, vinyl windows, flooring, updated bathrooms. Spacious Bedrooms. Separate washer/dryer hookups. Driveway(2015) Roof(2004) HWH(2017). Plenty off street parking. Tons of storage throughout!

6. 2018-10-12
   listed $119,000 315-char remark

   Show marketing remark (315 chars)

   Fantastic, well maintained Duplex! Great opportunity for owner occupy or investment! One unit completely updated, eat-in kitchen, vinyl windows, flooring, updated bathrooms. Spacious Bedrooms. Separate washer/dryer hookups. Driveway(2015) Roof(2004) HWH(2017). Plenty off street parking. Tons of storage throughout!

7. 2004-03-11
   soldstatus $64,000

ⓘ 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: $5,355 · $446/mo
• Projected year-2 tax: $5,355 · $446/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 ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $33,444
• − Mortgage interest: −$11,198
• − Property taxes: −$5,355
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,676
• − Management: −$2,676
• − Depreciation: −$5,815
• Taxable income: $4,725
• Est. tax owed @ 24.0%: −$1,134
• After-tax cash flow: $6,352/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

• 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

+201.6% since first listed

8 events — show timeline

• 2026-06-05 Sold (MLS) $193,000 GBAOR
• 2026-05-08 Pending — GBAOR
• 2026-04-30 Listed $199,900 GBAOR
• 2023-06-08 Rental Removed — RENT.
• 2018-12-18 Sold (Public Records) $115,000 Public Records
• 2018-12-13 Sold (MLS) $115,000 GBAOR
• 2018-10-12 Listed $119,000 GBAOR
• 2004-03-11 Sold (Public Records) $64,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $5,355 · +3.7% YoY. Source: county tax records.