403 Oak Hill Ave Ave · Endicott, NY 13760

$145,000

4 bd · 2.0 ba · 2,100 sqft · MultiFamily public records · 36 Days on market

Built 1930 4,888 sqft lot $69/sqft · 50% below area Est $290k · 50% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This two-family home is a high-utility investment property, specifically designed to maximize owner profit through tenant-paid electric and versatile land options from the extra vacant lot. The addition of a two-bay garage provides a premium amenity that can further increase rental income or property resale value. Large, newly redone covered porches offer immediate charm and durable outdoor living space. Contact your favorite real estate salesperson and schedule your private showing today!

Key facts

• Tenant paid electric
• Extra vacant lot
• Two family home

Tags

• TWO FAMILY HOME
• TENANT PAID ELECTRIC
• EXTRA VACANT LOT
• TWO BAY GARAGE
• NEWLY REDONE COVERED PORCHES
• DURABLE OUTDOOR LIVING SPACE

Property features AI

Finance

• Other: Zoned residential
• Financial info: Unit 1 rent: $600; Unit 2 rent: $750

Exterior

• Parking: Detached 3-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Duplex residential income property; Level lot; Lot dimensions approximately 52 x 94
• Construction: Stucco exterior; Concrete perimeter foundation; Built area above grade: 2,100
• Exterior features: Covered porch; Deck

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Two 2-bedroom units
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms total (units each include 1 full bathroom)
• Heating & cooling: Baseboard heating; No central air
• Interior features: Insulated windows; Exhaust fan
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $145,000 price doesn't fit this home's estimated sale value (~$289,622) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $549/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2,688/mo this rent would consume 49% 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 $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 + 7.1% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $145k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1930 — 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: 1.85% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.44%
• DSCR: 2.44
• GRM: 4.5

CMA / ARV

• ARV (median comp): $289,622
• List price: $145,000
• Delta: -49.93%
• 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
507 Hill Ave	0.13mi	4/2.0	2,144 (+2%)	13mo	$227,000	$106	79
709 / 707.5 Milan Ave	0.32mi	4/2.0	2,062 (-2%)	16mo	$182,500	$89	69
320 Odell Ave	0.12mi	5/2.0 (+1)	2,166 (+3%)	21mo	$172,000	$79	67
906-908 Irving Ave	0.58mi	4/3.0	2,052 (-2%)	0mo	$193,000	$94	65
408 Squires Ave	0.18mi	4/2.0	1,820 (-13%)	6mo	$210,000	$115	64
838 Squires Ave	0.51mi	4/3.0	2,052 (-2%)	8mo	$175,000	$85	61
311 Oak Hl	0.12mi	5/4.0 (+1)	2,240 (+7%)	14mo	$175,000	$78	58
317 N Jackson Ave	0.50mi	5/3.0 (+1)	2,100 (0%)	13mo	$162,000	$77	57
103 Squires Ave	0.43mi	4/4.0	1,900 (-10%)	5mo	$166,315	$88	51
2603 Smith Dr	0.65mi	4/3.0	2,004 (-5%)	12mo	$230,000	$115	48
23 Robble Ave	0.52mi	4/3.0	2,300 (+10%)	11mo	$180,000	$78	47
836 Rogers Ave. Ave N	0.52mi	4/3.0	2,318 (+10%)	9mo	$300,000	$129	47

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: 32.1%
• Equity multiple: 2.43×
• Total profit: $57,988
• Equity at exit: $21,620

10-year hold

• IRR: 41.4%
• Equity multiple: 5.73×
• Total profit: $192,162
• Equity at exit: $12,537

Cash invested: $40,600 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,688 high
• Mortgage (P&I): −$760
• Tax from tax record: −$205 /mo · $2,460/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $1,098

Break-even live

Break-even rent $1,299

Max offer price $145,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,180	-5% $1,139	+0% $1,098	+5% $1,057	+10% $1,016
Rent	-10% $885	-5% $992	+0% $1,098	+5% $1,204	+10% $1,310
Rate	-1.0pp $1,171	-0.5pp $1,135	base $1,098	+0.5pp $1,060	+1.0pp $1,022

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,688
Total (2 units)			$2,688

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Milan Ave Endicott, NY	5.0	2.0	2240	$2,350	$1.05	44d	1	0.10mi
723 Prescott Ave Endicott, NY	3.0	2.0	1544	$2,200	$1.42	44d	1	0.41mi
9 S Seward Ave Endicott, NY	3.0	1.5	1800	$2,000	$1.11	21d	1	1.15mi
208 S Liberty Ave Unit 2 Endicott, NY	3.0	1.0	2376	$1,700	$0.72	21d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   status $145,000 Pending 36 DOM
2. 2026-06-18
   days on market $145,000 Active 36 DOM
3. 2026-06-17
   days on market $145,000 Active 35 DOM
4. 2026-06-16
   days on market $145,000 Active 34 DOM
5. 2026-06-15
   pricedays on market $145,000 Active 33 DOM
6. 2026-06-14
   days on market $165,000 Active 31 DOM
7. 2026-06-13
   days on market $165,000 Active 30 DOM
8. 2026-06-10
   days on market $165,000 Active 28 DOM
9. 2026-06-09
   days on market $165,000 Active 27 DOM
10. 2026-06-08
    days on market $165,000 Active 26 DOM
11. 2026-06-07
    days on market $165,000 Active 25 DOM
12. 2026-06-05
    days on market $165,000 Active 22 DOM
13. 2026-06-03
    days on market $165,000 Active 21 DOM
14. 2026-06-02
    days on market $165,000 Active 20 DOM
15. 2026-06-01
    days on market $165,000 Active 19 DOM
16. 2026-05-31
    days on market $165,000 Active 18 DOM
17. 2026-05-30
    days on market $165,000 Active 17 DOM
18. 2026-05-13
    listed $165,000 Active 494-char remark
19. 2022-05-13
    soldstatus $60,000
20. 2007-07-20
    soldstatus $50,000

ⓘ 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: $2,460 · $205/mo
• Projected year-2 tax: $2,460 · $205/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 6/10 Major FEMA zone X · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 17 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: $32,256
• − Mortgage interest: −$8,122
• − Property taxes: −$2,460
• − Insurance: −$725
• − Repairs & maintenance: −$2,580
• − Management: −$2,580
• − Depreciation: −$4,218
• Taxable income: $11,569
• Est. tax owed @ 24.0%: −$2,777
• After-tax cash flow: $10,396/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

+190.0% since first listed

4 events — show timeline

• 2026-06-14 Price Changed $145,000 GBAOR
• 2026-05-13 Listed $165,000 GBAOR
• 2022-05-13 Sold (Public Records) $60,000 Public Records
• 2007-07-20 Sold (Public Records) $50,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $2,460 · +3.4% YoY. Source: county tax records.