141 Front St · Endicott, NY 13850

$325,000

20 bd · 16.0 ba · 3,647 sqft · MultiFamily public records · 56 Days on market

Built 1965 0.31 ac lot $89/sqft · 77% above area Est $300k · 8% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.7/10.0
• ARV discount +3.8/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Vestal, New York Investment Property!! Located less than 20 minutes outside of Binghamton. This property offers two buildings, with four rental units within. Each unit has open liivngroom/ kitchen areas with hardwoods, carpets and tile throughout. Gas and electric have a total of 4 meters and run approximately $240 per month with hot water and heating system. Water bill is $1200 per year. Property income grosses $26,100.

Key facts

• Access to bus line
• 0.31 acre lot
• 2 garage spots

Tags

• FOUR-FAMILY INCOME PROPERTY
• PRIVATE OFF-STREET PARKING
• STRONG RENTAL POTENTIAL
• EASY ACCESS FOR COMMUTERS
• PROXIMITY TO SHOPPING CENTERS
• ACCESS TO BUS LINE

Property features AI

Finance

• Other: Zoned C-1 (General Shop District)
• Financial info: Mixed rental income reported by unit: two 2-bedroom units ($1,350 each and rental status for one 2-bed not separately listed), two 1-bedroom units ($1,150 and $850); Property used as income-producing multifamily (quadruplex)

Exterior

• Parking: Detached oversized garage; Driveway; 2 garage spaces
• Security: No security details provided
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential income property (quadruplex)
• Construction: Vinyl siding
• Exterior features: Covered porch; Level lot

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: Two 2-bedroom units and two 1-bedroom units
• Flooring: Hardwood; Vinyl
• Bathrooms: 4 full bathrooms (total for property)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: High-speed internet; Gas water heater
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/4.0-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive. Per door: $890/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.6% 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.
• Vestal Central School District (suburban): math 63% / reading 68% proficiency, ranked #168 of 590 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Clayton Avenue Elementary School (math 52% / reading 62%, grade C+, #842 of 2,108 statewide, top 43%, 248 students, 49% FRL) — zoned schools average 49% FRL vs 17% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 90 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $10k 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 + 3.0% rent growth), your $91k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.
• Current owner paid $200k; list at $325k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $315,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 2.57% ✓
• Cap rate: 19.64%
• Cash-on-cash: 47.68%
• DSCR: 3.12
• GRM: 3.2

CMA / ARV

• ARV (median comp): $300,000
• List price: $325,000
• Delta: 8.33%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.4%
• Equity multiple: 2.92×
• Total profit: $174,682
• Equity at exit: $48,459

10-year hold

• IRR: 50.3%
• Equity multiple: 5.91×
• Total profit: $446,555
• Equity at exit: $28,100

Cash invested: $91,000 (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 13850

• Home prices YoY: -33.5%
• Active inventory: 90
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $8,352 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$1,143 /mo · $13,714/yr
• Insurance: −$135
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,754
• Net cashflow: $3,560

Break-even live

Break-even rent $3,846

Max offer price $325,000

Occupancy floor 52%

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

Units	Beds	Baths	Est. rent
▸ 4× units	5	4	$8,352
Total (4 units)			$8,352

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $325,000 Active 56 DOM
2. 2026-06-18
   days on market $325,000 Active 55 DOM
3. 2026-06-17
   days on market $325,000 Active 54 DOM
4. 2026-06-16
   days on market $325,000 Active 53 DOM
5. 2026-06-15
   days on market $325,000 Active 52 DOM
6. 2026-06-14
   days on market $325,000 Active 50 DOM
7. 2026-06-13
   days on market $325,000 Active 49 DOM
8. 2026-06-10
   days on market $325,000 Active 47 DOM
9. 2026-06-09
   days on market $325,000 Active 46 DOM
10. 2026-06-08
    days on market $325,000 Active 45 DOM
11. 2026-06-07
    days on market $325,000 Active 44 DOM
12. 2026-06-02
    days on market $325,000 Active 39 DOM
13. 2026-06-01
    days on market $325,000 Active 38 DOM
14. 2026-05-31
    days on market $325,000 Active 37 DOM
15. 2026-05-30
    days on market $325,000 Active 36 DOM
16. 2026-04-24
    listed $325,000 Active 893-char remark
17. 2025-02-11
    listed $380,000 Active
18. 2023-04-23
    soldstatus $200,000 Closed

    Show marketing remark (424 chars)

    Vestal, New York Investment Property!! Located less than 20 minutes outside of Binghamton. This property offers two buildings, with four rental units within. Each unit has open liivngroom/ kitchen areas with hardwoods, carpets and tile throughout. Gas and electric have a total of 4 meters and run approximately $240 per month with hot water and heating system. Water bill is $1200 per year. Property income grosses $26,100.

19. 2023-01-31
    status Active

    Show marketing remark (424 chars)

    Vestal, New York Investment Property!! Located less than 20 minutes outside of Binghamton. This property offers two buildings, with four rental units within. Each unit has open liivngroom/ kitchen areas with hardwoods, carpets and tile throughout. Gas and electric have a total of 4 meters and run approximately $240 per month with hot water and heating system. Water bill is $1200 per year. Property income grosses $26,100.

20. 2023-01-17
    status Pending

    Show marketing remark (424 chars)

    Vestal, New York Investment Property!! Located less than 20 minutes outside of Binghamton. This property offers two buildings, with four rental units within. Each unit has open liivngroom/ kitchen areas with hardwoods, carpets and tile throughout. Gas and electric have a total of 4 meters and run approximately $240 per month with hot water and heating system. Water bill is $1200 per year. Property income grosses $26,100.

21. 2023-01-09
    listed $225,000 Active

    Show marketing remark (424 chars)

    Vestal, New York Investment Property!! Located less than 20 minutes outside of Binghamton. This property offers two buildings, with four rental units within. Each unit has open liivngroom/ kitchen areas with hardwoods, carpets and tile throughout. Gas and electric have a total of 4 meters and run approximately $240 per month with hot water and heating system. Water bill is $1200 per year. Property income grosses $26,100.

ⓘ 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: $13,714 · $1,143/mo
• Projected year-2 tax: $13,714 · $1,143/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 9/10 Extreme FEMA zone X · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $100,224
• − Mortgage interest: −$18,205
• − Property taxes: −$13,714
• − Insurance: −$2,292
• − Repairs & maintenance: −$8,018
• − Management: −$8,018
• − Depreciation: −$9,455
• Taxable income: $40,523
• Est. tax owed @ 24.0%: −$9,725
• After-tax cash flow: $32,994/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: Vestal Central School District
• NCES district ID: 3629610
• Math proficiency: 63% ▼ -7.00%
• Reading proficiency: 68% ▲ 4.00%
• Median HH income: $64,143
• Composite: 56.97/100
• National rank: #1111
• State rank: #168 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

• City population: 42,896
• Population (ZIP): 23,675

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 (78%)
• Race & ethnicity: White 78% Asian 12% Hispanic / Latino 5% Two or more races 5% Black 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Scotch-Irish 2% Italian 2%
• Foreign-born: 14% · China, Canada, South Korea
• Languages at home: 84% English-only · Chinese 6% Other Indo-European 5% Other Asian/Pacific 2%

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: ▼ -142.14%
• Current HPI: 282.4645
• Rent YoY: —
• Metro: —
• 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

+44.4% since first listed

6 events — show timeline

• 2026-04-24 Listed $325,000 GBAOR
• 2025-02-11 Listed $380,000 GBAOR
• 2023-04-23 Sold (MLS) $200,000 GBAOR
• 2023-01-31 Relisted — GBAOR
• 2023-01-17 Pending — GBAOR
• 2023-01-09 Listed $225,000 GBAOR

Property tax history

+8.6%/yr

Latest (2025): $13,714 · +120.2% YoY. Source: county tax records.