1801 Newell Rd · Endicott, NY 13760

$110,000

3 bd · 1.0 ba · 1,326 sqft · SingleFamily · 57 Days on market

Built 1940 Fair condition 0.29 ac lot $83/sqft · 40% below area Est $184k · 40% under ↓ 8% 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
• 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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors! Convenient Endicott location close to all conveniences and the highway. Sits back off the road! Nice deep back yard. 3 Bedrooms and big eat in kitchen. 1st floor laundry and heat/hot water heater. New abstract and survey was made to divide properties. Tax map # given when recorded in the clerks office after closing. Tenant occupied.

Key facts

• 0.29 acre lot
• Built 1940
• Listed 56 days

Property features AI

Exterior

• Parking: Shared driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential single-family home
• Construction: Aluminum siding; Block foundation; Built area approximately 1,326 above grade
• Exterior features: Covered patio; Level lot

Interior

• Kitchen: Range; Free-standing range; Oven; Refrigerator; Gas water heater
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Insulated windows; Seven total rooms
• Laundry & utility: Washer hookup

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$184,107) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.39% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.56%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $184,107
• List price: $110,000
• Delta: -40.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 Wilson Ave	0.26mi	3/1.0	1,242 (-6%)	2mo	$225,000	$181	75
507 Odell Ave Ave	0.38mi	3/2.0	1,288 (-3%)	0mo	$214,900	$167	73
215 Rogers Ave	0.47mi	3/1.0	1,312 (-1%)	6mo	$130,000	$99	72
309 Taylor Ave	0.40mi	2/1.0 (-1)	1,248 (-6%)	6mo	$159,900	$128	62
1800 Pine St	0.24mi	3/1.5	1,499 (+13%)	6mo	$185,000	$123	60
905 Rochester St	0.71mi	3/1.0	1,344 (+1%)	8mo	$190,500	$142	58
2801 King St	0.75mi	3/1.5	1,340 (+1%)	4mo	$229,000	$171	58
317 Murphy Ave	0.57mi	3/2.0	1,380 (+4%)	7mo	$195,000	$141	56
610 Prescott Ave	0.61mi	3/1.0	1,221 (-8%)	4mo	$106,000	$87	55
2203 Watson Blvd	0.63mi	3/2.5	1,386 (+4%)	3mo	$155,000	$112	54
2703 Yale St	0.37mi	4/2.0 (+1)	1,505 (+14%)	5mo	$240,000	$159	47
807 Elliott St	0.59mi	2/1.5 (-1)	1,480 (+12%)	6mo	$170,000	$115	41

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: 13.5%
• Equity multiple: 1.57×
• Total profit: $17,469
• Equity at exit: $16,401

10-year hold

• IRR: 25.3%
• Equity multiple: 3.65×
• Total profit: $81,588
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $451

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 66%

Sensitivity live

Price	-10% $527	-5% $489	+0% $451	+5% $413	+10% $375
Rent	-10% $330	-5% $390	+0% $451	+5% $511	+10% $572
Rate	-1.0pp $506	-0.5pp $479	base $451	+0.5pp $422	+1.0pp $393

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Hill Ave Unit 1 Endicott, NY	2.0	1.0	1072	$1,450	$1.35	44d	1	0.31mi
317 Rogers Ave Unit 2 Endicott, NY	3.0	1.0	1000	$1,300	$1.30	21d	1	0.33mi
317 Rogers Ave Endicott, NY	2.0	1.0	900	$1,300	$1.44	21d	1	0.33mi
1211 Pine St #1 Endicott, NY	3.0	1.0	952	$1,400	$1.47	44d	1	0.34mi
204 Rogers Ave Endicott, NY	2.0	1.5	1456	$2,000	$1.37	21d	1	0.47mi
112 N Roosevelt Ave Endicott, NY	3.0	2.0	1299	$1,850	$1.42	44d	1	0.53mi
107 N Jackson Ave Apt 2 Endicott, NY	2.0	1.0	950	$1,350	$1.42	44d	1	0.56mi
916 Irving Ave Unit 1 Endicott, NY	2.0	1.0	1200	$1,500	$1.25	21d	1	0.62mi
723 Prescott Ave Endicott, NY	3.0	2.0	1544	$2,200	$1.42	44d	1	0.65mi
9 S Seward Ave Endicott, NY	3.0	1.5	1800	$2,000	$1.11	21d	1	0.95mi
2602 North St Unit 3W Endicott, NY	2.0	1.0	900	$1,100	$1.22	21d	1	0.96mi
3544 Smith Dr Endicott, NY	1.0–2.0	1.0	937	$1,245	$1.33	14d	1	1.05mi
53 Washington Ave Unit 2 Endicott, NY	2.0	1.0	1180	$1,300	$1.10	21d	1	1.08mi
106 Madison Ave Unit 1 Endicott, NY	3.0	1.0	1050	$1,500	$1.43	44d	1	1.17mi
1901 Tracy St Fl Ea Endicott, NY	2.0	1.0	986	$1,200	$1.22	21d	1	1.19mi
1807 Riverview Dr #1 Endicott, NY	3.0	1.5	1266	$1,800	$1.42	21d	1	1.33mi
804 Broad St Unit 2 Endicott, NY	3.0	1.0	975	$1,500	$1.54	44d	1	1.34mi

Listing history 19 events

1. 2026-06-19
   days on market $110,000 Active 57 DOM
2. 2026-06-18
   days on market $110,000 Active 56 DOM
3. 2026-06-17
   days on market $110,000 Active 55 DOM
4. 2026-06-16
   days on market $110,000 Active 54 DOM
5. 2026-06-15
   days on market $110,000 Active 53 DOM
6. 2026-06-14
   days on market $110,000 Active 51 DOM
7. 2026-06-13
   days on market $110,000 Active 50 DOM
8. 2026-06-10
   days on market $110,000 Active 48 DOM
9. 2026-06-09
   days on market $110,000 Active 47 DOM
10. 2026-06-08
    days on market $110,000 Active 46 DOM
11. 2026-06-07
    days on market $110,000 Active 45 DOM
12. 2026-06-05
    days on market $110,000 Active 42 DOM
13. 2026-06-03
    days on market $110,000 Active 41 DOM
14. 2026-06-02
    days on market $110,000 Active 40 DOM
15. 2026-06-01
    days on market $110,000 Active 39 DOM
16. 2026-05-31
    days on market $110,000 Active 38 DOM
17. 2026-05-30
    days on market $110,000 Active 37 DOM
18. 2026-05-17
    price $110,000 347-char remark
19. 2026-04-23
    listed $120,000 Active 347-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 3/10 Moderate FEMA zone X · 20% 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: $18,393
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$3,200
• Taxable income: $3,888
• Est. tax owed @ 24.0%: −$933
• After-tax cash flow: $4,475/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to update the kitchen and appliances, and freshen the interior. It has a decent layout and a large yard, making it a good investment opportunity.

Repairs flagged

• Minor Kitchen cabinets — Old design
• Minor Appliances — Appears old

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet — New carpet improves comfort and appearance
• Both Update kitchen cabinets — Modern cabinets increase functionality and value
• Both Update appliances — Modern appliances improve functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Old design	Minor	$500–3,000
Appliances · Appears old	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet — New carpet improves comfort and appearance ↑
• Both Update kitchen cabinets — Modern cabinets increase functionality and value ↑
• Both Update appliances — Modern appliances improve functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-8.3% since first listed

2 events — show timeline

• 2026-05-17 Price Changed $110,000 GBAOR
• 2026-04-23 Listed $120,000 GBAOR