111 S Page Ave · Endicott, NY 13760

$155,000

3 bd · 2.0 ba · 1,252 sqft · MultiFamily public records · 54 Days on market

Built 1940 6,615 sqft lot $124/sqft · 35% below area Est $238k · 35% under

---

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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.8/10.0
• 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

Located in Endicott’s sought-after Municipal Light District, this well-maintained two-family home has been the same owner for 38 years. Situated on a corner lot, it features a detached two-car garage and a spacious rear deck perfect for entertaining. Recent updates include a newer roof, ensuring peace of mind for future owners. Whether you're looking for an investment opportunity or an owner-occupied property with rental income, this home offers both charm and functionality in a prime location. The home is currently occupied by tenants who maintain the property. Water is billed twice per year that includes trash. NYSEG covers heat, 1 gas stove, and 1 gas water heater. All utilities are currently included in rent.

Key facts

• Spacious back deck
• Newer roof
• Front porch

Tags

• CORNER LOT
• DETACHED GARAGE
• NEWER ROOF
• FRONT PORCH
• SPACIOUS BACK DECK

Property features AI

Finance

• Other: Zoning: residential
• Financial info: Rented units: Two units each renting for $1,000 (total $2,000/month)

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Electricity available
• Home design: Duplex (residential income property); Level lot
• Construction: Vinyl siding
• Exterior features: Covered porch; Deck

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Two 1-bedroom units (each unit includes one bedroom)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Forced air heating; Ceiling fans for cooling
• Interior features: Insulated windows; Storm windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $155k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive. Per door: $188/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• 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).
• Market conditions: Rents rising fast (+7.1%/yr); 213 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 $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 + 7.1% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $100k; list at $155k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.28% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 6.5

CMA / ARV

• ARV (median comp): $237,856
• List price: $155,000
• Delta: -34.83%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 North St	0.68mi	2/2.0 (-1)	1,256 (+0%)	20mo	$162,500	$129	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: 4.2%
• Equity multiple: 1.17×
• Total profit: $7,417
• Equity at exit: $23,111

10-year hold

• IRR: 17.5%
• Equity multiple: 2.74×
• Total profit: $75,601
• 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 13760

• Home prices YoY: -32.7%
• Rents YoY: 7.1%
• Active inventory: 213
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,981 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$312 /mo · $3,740/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $376

Break-even live

Break-even rent $1,505

Max offer price $155,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,980
Total (2 units)			$1,981

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Jane Lacey Dr Endicott, NY	1.0–3.0	1.0–1.5	900	$1,305	$1.45	21d	1	0.82mi
804 Broad St Unit 2 Endicott, NY	3.0	1.0	975	$1,500	$1.54	44d	1	1.02mi
228 Airport Rd Unit 1 Endicott, NY	2.0	1.0	1000	$1,075	$1.07	21d	1	1.19mi
209 Vivian Ln Vestal, NY	2.0	1.5	1442	$2,400	$1.66	21d	1	1.19mi
106 Madison Ave Unit 1 Endicott, NY	3.0	1.0	1050	$1,500	$1.43	44d	1	1.24mi
53 Washington Ave Unit 2 Endicott, NY	2.0	1.0	1180	$1,300	$1.10	21d	1	1.35mi

Listing history 24 events

1. 2026-06-19
   days on market $155,000 Active 54 DOM
2. 2026-06-18
   days on market $155,000 Active 53 DOM
3. 2026-06-17
   days on market $155,000 Active 52 DOM
4. 2026-06-16
   days on market $155,000 Active 51 DOM
5. 2026-06-15
   days on market $155,000 Active 50 DOM
6. 2026-06-14
   days on market $155,000 Active 48 DOM
7. 2026-06-13
   days on market $155,000 Active 47 DOM
8. 2026-06-10
   days on market $155,000 Active 45 DOM
9. 2026-06-09
   days on market $155,000 Active 44 DOM
10. 2026-06-08
    days on market $155,000 Active 43 DOM
11. 2026-06-07
    days on market $155,000 Active 42 DOM
12. 2026-06-05
    days on market $155,000 Active 39 DOM
13. 2026-06-03
    days on market $155,000 Active 38 DOM
14. 2026-06-02
    days on market $155,000 Active 37 DOM
15. 2026-06-01
    days on market $155,000 Active 36 DOM
16. 2026-05-31
    days on market $155,000 Active 35 DOM
17. 2026-05-30
    days on market $155,000 Active 34 DOM
18. 2026-04-26
    listed $155,000 Active 712-char remark
19. 2025-08-13
    historical $1,000
20. 2025-07-29
    listed $1,000
21. 2025-05-27
    soldstatus $100,000 Closed 728-char remark

    Show marketing remark (728 chars)

    Located in Endicott’s sought-after Municipal Light District, this well-maintained two-family home has been the same owner for 38 years. Situated on a corner lot, it features a detached two-car garage and a spacious rear deck perfect for entertaining. Recent updates include a newer roof, ensuring peace of mind for future owners. Whether you're looking for an investment opportunity or an owner-occupied property with rental income, this home offers both charm and functionality in a prime location. The home is currently occupied by tenants who maintain the property. Water is billed twice per year that includes trash. NYSEG covers heat, 1 gas stove, and 1 gas water heater. All utilities are currently included in rent.

22. 2025-04-30
    status Pending 728-char remark

    Show marketing remark (728 chars)

    Located in Endicott’s sought-after Municipal Light District, this well-maintained two-family home has been the same owner for 38 years. Situated on a corner lot, it features a detached two-car garage and a spacious rear deck perfect for entertaining. Recent updates include a newer roof, ensuring peace of mind for future owners. Whether you're looking for an investment opportunity or an owner-occupied property with rental income, this home offers both charm and functionality in a prime location. The home is currently occupied by tenants who maintain the property. Water is billed twice per year that includes trash. NYSEG covers heat, 1 gas stove, and 1 gas water heater. All utilities are currently included in rent.

23. 2025-03-19
    price $115,000 728-char remark

    Show marketing remark (728 chars)

    Located in Endicott’s sought-after Municipal Light District, this well-maintained two-family home has been the same owner for 38 years. Situated on a corner lot, it features a detached two-car garage and a spacious rear deck perfect for entertaining. Recent updates include a newer roof, ensuring peace of mind for future owners. Whether you're looking for an investment opportunity or an owner-occupied property with rental income, this home offers both charm and functionality in a prime location. The home is currently occupied by tenants who maintain the property. Water is billed twice per year that includes trash. NYSEG covers heat, 1 gas stove, and 1 gas water heater. All utilities are currently included in rent.

24. 2025-03-07
    listed $125,000 Active 728-char remark

    Show marketing remark (728 chars)

    Located in Endicott’s sought-after Municipal Light District, this well-maintained two-family home has been the same owner for 38 years. Situated on a corner lot, it features a detached two-car garage and a spacious rear deck perfect for entertaining. Recent updates include a newer roof, ensuring peace of mind for future owners. Whether you're looking for an investment opportunity or an owner-occupied property with rental income, this home offers both charm and functionality in a prime location. The home is currently occupied by tenants who maintain the property. Water is billed twice per year that includes trash. NYSEG covers heat, 1 gas stove, and 1 gas water heater. All utilities are currently included in rent.

ⓘ 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: $3,740 · $312/mo
• Projected year-2 tax: $3,740 · $312/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 5/10 Major FEMA zone X · 24% 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: $23,772
• − Mortgage interest: −$8,682
• − Property taxes: −$3,740
• − Insurance: −$775
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$4,509
• Taxable income: $2,262
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $3,968/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

+24.0% since first listed

7 events — show timeline

• 2026-04-26 Listed $155,000 GBAOR
• 2025-08-13 Rental Removed $1,000 GBAOR
• 2025-07-29 Listed for Rent $1,000 GBAOR
• 2025-05-27 Sold (MLS) $100,000 GBAOR
• 2025-04-30 Pending — GBAOR
• 2025-03-19 Price Changed $115,000 GBAOR
• 2025-03-07 Listed $125,000 GBAOR

Property tax history

+1.8%/yr

Latest (2025): $3,740 · +3.4% YoY. Source: county tax records.