1801 Newell Rd · Endicott, NY 13760

$110,000

3 bd · 1.0 ba · 1,326 sqft · SingleFamily · 183 Days on market

Built 1940 Fair condition 0.29 ac lot $83/sqft · 43% below area Est $193k · 43% under ↓ 8% since listing

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Why this score? — see what drove the A- 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 +5.8/10.0
• Rent growth +4.3/5.0
• 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 182 days

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 $534 ($6k/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: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 5.7% 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); 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); 380 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 12.12%
• Cash-on-cash: 20.80%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $192,685
• List price: $110,000
• Delta: -42.91%
• 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
318 & 320 N Adams Ave	0.29mi	3/1.5	1,402 (+6%)	4mo	$265,000	$189	72
2803 Country Club Rd	0.54mi	3/1.5	1,345 (+1%)	0mo	$200,000	$149	70
510 Squires Ave	0.25mi	3/1.0	1,174 (-12%)	3mo	$140,000	$119	66
503 Hill Ave	0.33mi	4/1.5 (+1)	1,254 (-5%)	2mo	$159,793	$127	66
832 N Rogers Ave	0.34mi	3/1.5	1,440 (+9%)	4mo	$220,000	$153	65
302 Squires Ave	0.42mi	4/2.0 (+1)	1,366 (+3%)	4mo	$178,000	$130	63
112 Hill Ave	0.63mi	3/1.5	1,400 (+6%)	1mo	$205,000	$146	59
228 Hastings Ave. Ave	0.57mi	3/1.5	1,224 (-8%)	1mo	$225,000	$184	58
808 Squires Ave	0.31mi	3/2.0	1,524 (+15%)	1mo	$280,000	$184	56
202 Harding Ave	0.62mi	3/1.5	1,248 (-6%)	4mo	$180,000	$144	56
2711 Crescent Dr	0.51mi	3/1.5	1,496 (+13%)	1mo	$235,000	$157	52
322 Rogers Ave	0.33mi	2/1.5 (-1)	1,512 (+14%)	3mo	$198,000	$131	52

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: 17.7%
• Equity multiple: 1.75×
• Total profit: $23,227
• Equity at exit: $16,401

10-year hold

• IRR: 29.0%
• Equity multiple: 4.10×
• Total profit: $95,456
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 36 under contract
• Months of supply: 3.2 mo (31%/mo absorbed)
• Median asking: $149,000 ($125/sqft)
• Median days on market: 110 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: +16.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13760

• Home prices YoY: -32.7%
• Rents YoY: 7.1%
• Active inventory: 380
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $534

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 62%

Sensitivity live

Price	-10% $610	-5% $572	+0% $534	+5% $496	+10% $458
Rent	-10% $405	-5% $469	+0% $534	+5% $599	+10% $663
Rate	-1.0pp $589	-0.5pp $562	base $534	+0.5pp $505	+1.0pp $476

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2601 Smith Dr Endicott, NY	3.0	1.5	1055	$1,500	$1.42	50d	1	0.23mi
507 Hill Ave Unit 1 Endicott, NY	2.0	1.0	1072	$1,450	$1.35	184d	1	0.31mi
317 Rogers Ave Endicott, NY	2.0	1.0	900	$1,300	$1.44	162d	1	0.33mi
317 Rogers Ave Unit 2 Endicott, NY	3.0	1.0	1000	$1,300	$1.30	162d	1	0.33mi
831 Squires Ave Unit 831 (Right side) Endicott, NY	3.0	1.5	1200	$1,500	$1.25	26d	1	0.39mi
609 Oak Hill Ave Endicott, NY	4.0	2.0	1750	$2,100	$1.20	37d	1	0.41mi
1805 Witherill St Unit 2 Endicott, NY	3.0	1.0	900	$1,300	$1.44	2d	1	0.45mi
2405 Jenkins St Endicott, NY	4.0	2.0	1540	$2,200	$1.43	0d	1	0.46mi
204 Rogers Ave Endicott, NY	2.0	1.5	1456	$2,000	$1.37	162d	1	0.47mi
210 Squires Ave Endicott, NY	3.0	2.0	1092	$1,600	$1.47	10d	1	0.47mi
224 Odell Ave #2 Endicott, NY	3.0	1.0	1165	$1,650	$1.42	10d	1	0.49mi
120 Hayes Ave #1 Endicott, NY	2.0	1.0	908	$1,500	$1.65	0d	1	0.52mi
112 N Roosevelt Ave Endicott, NY	3.0	2.0	1299	$1,850	$1.42	184d	1	0.53mi
107 N Jackson Ave Unit 109 Endicott, NY	2.0	1.0	950	$1,300	$1.37	0d	1	0.56mi
228 Hastings Ave Endicott, NY	3.0	1.5	1224	$2,150	$1.76	22d	1	0.57mi
1705 Watson Blvd Endicott, NY	4.0	2.5	1105	$2,395	$2.17	8d	1	0.58mi
2003 Watson Blvd Endicott, NY	4.0	2.0	1800	$2,000	$1.11	5d	1	0.59mi
916 Irving Ave Unit 1 Endicott, NY	2.0	1.0	1200	$1,500	$1.25	162d	1	0.62mi
723 Prescott Ave Endicott, NY	3.0	2.0	1544	$2,200	$1.42	184d	1	0.65mi
2829 Country Club Rd Endicott, NY	3.0	1.5	1616	$2,350	$1.45	1d	1	0.69mi
9 S Seward Ave Endicott, NY	3.0	1.5	1800	$2,000	$1.11	162d	1	0.95mi
2602 North St Apt 3 Endicott, NY	2.0	1.0	900	$1,100	$1.22	10d	1	0.97mi
3544 Smith Dr Endicott, NY	1.0–2.0	1.0	937	$1,245	$1.33	154d	1	1.05mi
53 Washington Ave Unit 2 Endicott, NY	2.0	1.0	1180	$1,200	$1.02	10d	1	1.08mi
303 Maryland Ave Endicott, NY	3.0	1.0	1200	$1,500	$1.25	1d	1	1.10mi
109 Adams Ave Endicott, NY	3.0	1.5	1702	$1,800	$1.06	2d	1	1.10mi
106 Madison Ave Unit 1 Endicott, NY	3.0	1.0	1050	$1,500	$1.43	10d	1	1.17mi
1704 E Main St Endicott, NY	2.0	1.0	1000	$1,300	$1.30	23d	1	1.18mi
1901 Tracy St Fl Ea Endicott, NY	2.0	1.0	986	$1,200	$1.22	162d	1	1.19mi
3228 Wayne St #2 Endicott, NY	2.0	1.0	880	$1,300	$1.48	10d	1	1.21mi
1009 Broad St Unit L Endicott, NY	3.0	1.5	1400	$1,500	$1.07	10d	1	1.25mi
804 Broad St Unit 2 Endicott, NY	3.0	1.0	975	$1,500	$1.54	184d	1	1.34mi
508 Verna Dr Endicott, NY	3.0	1.0	1232	$2,300	$1.87	12d	1	1.46mi

Property features AI

Exterior

• Parking: Shared driveway
• Utilities: Public waterPublic sewerCable available
• Home design: Residential single-family home
• Construction: Aluminum sidingBlock foundationBuilt area approximately 1,326 above grade
• Exterior features: Covered patioLevel lot

Interior

• Kitchen: RangeFree-standing rangeOvenRefrigeratorGas water heater
• Flooring: CarpetTileVinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heatingNo central cooling
• Interior features: Insulated windowsSeven total rooms
• Laundry & utility: Washer hookup

Listing history 50 events

1. 2026-10-23
   days on market $110,000 Active 183 DOM
2. 2026-10-22
   days on market $110,000 Active 182 DOM
3. 2026-10-21
   days on market $110,000 Active 181 DOM
4. 2026-10-20
   days on market $110,000 Active 180 DOM
5. 2026-10-19
   days on market $110,000 Active 179 DOM
6. 2026-10-18
   days on market $110,000 Active 178 DOM
7. 2026-10-17
   days on market $110,000 Active 177 DOM
8. 2026-10-16
   days on market $110,000 Active 176 DOM
9. 2026-10-15
   days on market $110,000 Active 175 DOM
10. 2026-10-14
    days on market $110,000 Active 174 DOM
11. 2026-10-13
    days on market $110,000 Active 173 DOM
12. 2026-10-12
    days on market $110,000 Active 172 DOM
13. 2026-10-11
    days on market $110,000 Active 171 DOM
14. 2026-10-10
    days on market $110,000 Active 170 DOM
15. 2026-10-09
    days on market $110,000 Active 169 DOM
16. 2026-10-08
    days on market $110,000 Active 168 DOM
17. 2026-10-07
    days on market $110,000 Active 167 DOM
18. 2026-10-06
    days on market $110,000 Active 166 DOM
19. 2026-10-05
    days on market $110,000 Active 165 DOM
20. 2026-10-04
    days on market $110,000 Active 164 DOM
21. 2026-10-03
    days on market $110,000 Active 163 DOM
22. 2026-10-02
    days on market $110,000 Active 162 DOM
23. 2026-10-01
    days on market $110,000 Active 161 DOM
24. 2026-09-30
    days on market $110,000 Active 160 DOM
25. 2026-09-29
    days on market $110,000 Active 159 DOM
26. 2026-09-28
    days on market $110,000 Active 158 DOM
27. 2026-09-27
    days on market $110,000 Active 157 DOM
28. 2026-09-26
    days on market $110,000 Active 156 DOM
29. 2026-09-25
    days on market $110,000 Active 155 DOM
30. 2026-09-24
    days on market $110,000 Active 154 DOM
31. 2026-09-24
    days on market $110,000 Active 153 DOM
32. 2026-09-22
    days on market $110,000 Active 152 DOM
33. 2026-09-20
    days on market $110,000 Active 150 DOM
34. 2026-09-18
    days on market $110,000 Active 148 DOM
35. 2026-09-17
    days on market $110,000 Active 147 DOM
36. 2026-09-16
    days on market $110,000 Active 146 DOM
37. 2026-09-15
    days on market $110,000 Active 145 DOM
38. 2026-09-14
    days on market $110,000 Active 144 DOM
39. 2026-09-13
    days on market $110,000 Active 143 DOM
40. 2026-09-12
    days on market $110,000 Active 142 DOM
41. 2026-09-11
    days on market $110,000 Active 141 DOM
42. 2026-09-05
    days on market $110,000 Active 135 DOM
43. 2026-09-04
    days on market $110,000 Active 134 DOM
44. 2026-09-03
    days on market $110,000 Active 133 DOM
45. 2026-08-30
    days on market $110,000 Active 129 DOM
46. 2026-08-29
    days on market $110,000 Active 128 DOM
47. 2026-08-28
    days on market $110,000 Active 127 DOM
48. 2026-08-27
    days on market $110,000 Active 126 DOM
49. 2026-08-26
    days on market $110,000 Active 125 DOM
50. 2026-08-25
    days on market $110,000 Active 124 DOM

ⓘ 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: $19,658
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$3,200
• Taxable income: $4,951
• Est. tax owed @ 24.0%: −$1,188
• After-tax cash flow: $5,219/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 Est. rehab $33,150–$59,670 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary George F Johnson Elementary School F NY #1,410/2,108 Nat'l #19,009/41,679 Middle Jennie F Snapp Middle School F NY #402/729 Nat'l #5,727/14,009 High Union-Endicott High School A+ NY #231/1,100 Nat'l #375/17,239

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

B Composite livability gradescore 70/100

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 · 187,989 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: 8% of renters

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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%

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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%
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

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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

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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

Property features AI

Exterior

• Parking: Shared driveway
• Utilities: Public waterPublic sewerCable available
• Home design: Residential single-family home
• Construction: Aluminum sidingBlock foundationBuilt area approximately 1,326 above grade
• Exterior features: Covered patioLevel lot

Interior

• Kitchen: RangeFree-standing rangeOvenRefrigeratorGas water heater
• Flooring: CarpetTileVinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heatingNo central cooling
• Interior features: Insulated windowsSeven total rooms
• Laundry & utility: Washer hookup

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