110 Prospect St · Little Falls, NY 13365

$143,000

3 bd · 1.0 ba · 1,794 sqft · SingleFamily public records · 115 Days on market

Built 1930 2,352 sqft lot $80/sqft · 19% below area Est $176k · 19% under ↓ 1% since listing

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Why this score? — see what drove the C 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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• Appreciation +10.0/10.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BUYER REBATE! Earn a 0.5% rebate calculated on net sale price which will be paid after a successful closing. Welcome to 110 Prospect Street, where timeless character meets everyday modern comfort on a peaceful residential street in the heart of Little Falls. An inviting enclosed front porch sets the tone as you enter into a bright, spacious living area that flows effortlessly into a formal dining room—perfect for hosting family and friends. The kitchen offers generous cabinet storage, practical workspace, and a convenient bar area for casual dining or entertaining. A first-floor half bath adds everyday convenience. Upstairs, you’ll find four comfortable bedrooms, dedicated laundry space, and a full bathroom featuring a versatile three-function shower system. Step outside to a raised rear deck ideal for morning coffee or relaxing evenings. A full basement provides ample storage with potential for future finished living space. Conveniently located just moments from local shops, dining, and parks, this home delivers the charm of small-town living with walkable access to amenities.

Key facts

• Formal dining room
• Convenient bar area
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• FORMAL DINING ROOM
• GENEROUS CABINET STORAGE
• CONVENIENT BAR AREA
• FIRST-FLOOR HALF BATH
• DEDICATED LAUNDRY SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $11 ($132/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (13.1% below list).
• Recommended offer: $124k (13.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#440 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Little Falls City School District (rural): math 37% / reading 49% proficiency, ranked #492 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 54 units permitted in Herkimer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($989 loan paydown + $14k appreciation (10.0% local appreciation)).
• Herkimer County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,272 (13.1% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (median comp): $176,331
• List price: $143,000
• Delta: -18.90%
• 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
102 W Monroe St	0.18mi	3/1.5	1,760 (-2%)	4mo	$125,000	$71	83
26 Sherman St	0.35mi	3/2.0	1,764 (-2%)	8mo	$199,000	$113	70
104 Arthur St	0.32mi	4/1.5 (+1)	1,848 (+3%)	7mo	$195,000	$106	67
97 W Gansevoort St	0.07mi	4/1.5 (+1)	1,976 (+10%)	9mo	$192,000	$97	65
34 Churchill St	0.38mi	4/2.0 (+1)	1,814 (+1%)	10mo	$129,000	$71	63
345 S William St	0.49mi	3/1.0	1,757 (-2%)	14mo	$52,000	$30	62
62 Salisbury St	0.62mi	4/1.0 (+1)	1,651 (-8%)	1mo	$37,500	$23	52
30 Argonne Pl	0.52mi	3/2.0	1,644 (-8%)	9mo	$260,000	$158	50
17 Summit Ave	0.55mi	4/2.0 (+1)	1,624 (-10%)	1mo	$212,000	$131	48
778 E Main St	0.67mi	4/2.0 (+1)	1,936 (+8%)	5mo	$40,000	$21	42
8 Mohawk St	0.39mi	2/2.5 (-1)	2,016 (+12%)	10mo	$510,000	$253	41
29 Top Notch Dr	0.69mi	3/2.0	1,984 (+11%)	6mo	$329,000	$166	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.96×
• Total profit: $78,593
• Equity at exit: $128,826

10-year hold

• IRR: 21.7%
• Equity multiple: 6.77×
• Total profit: $230,905
• Equity at exit: $277,818

Cash invested: $40,040 (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 13365

• Home prices YoY: 9.9%
• Active inventory: 66
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$750
• Tax from tax record: −$161 /mo · $1,935/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $11

Break-even live

Break-even rent $1,229

Max offer price $143,000

Occupancy floor 94%

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $143,000 Active 115 DOM
2. 2026-06-17
   days on market $143,000 Active 114 DOM
3. 2026-06-16
   days on market $143,000 Active 113 DOM
4. 2026-06-15
   days on market $143,000 Active 112 DOM
5. 2026-06-13
   days on market $143,000 Active 110 DOM
6. 2026-06-12
   days on market $143,000 Active 109 DOM
7. 2026-06-09
   days on market $143,000 Active 106 DOM
8. 2026-06-08
   days on market $143,000 Active 105 DOM
9. 2026-06-07
   days on market $143,000 Active 104 DOM
10. 2026-06-07
    days on market $143,000 Active 103 DOM
11. 2026-06-04
    days on market $143,000 Active 100 DOM
12. 2026-06-02
    days on market $143,000 Active 99 DOM
13. 2026-06-01
    days on market $143,000 Active 98 DOM
14. 2026-05-31
    days on market $143,000 Active 97 DOM
15. 2026-05-15
    price $143,000 1107-char remark

    Show marketing remark (1107 chars)

    BUYER REBATE! Earn a 0.5% rebate calculated on net sale price which will be paid after a successful closing. Welcome to 110 Prospect Street, where timeless character meets everyday modern comfort on a peaceful residential street in the heart of Little Falls. An inviting enclosed front porch sets the tone as you enter into a bright, spacious living area that flows effortlessly into a formal dining room—perfect for hosting family and friends. The kitchen offers generous cabinet storage, practical workspace, and a convenient bar area for casual dining or entertaining. A first-floor half bath adds everyday convenience. Upstairs, you’ll find four comfortable bedrooms, dedicated laundry space, and a full bathroom featuring a versatile three-function shower system. Step outside to a raised rear deck ideal for morning coffee or relaxing evenings. A full basement provides ample storage with potential for future finished living space. Conveniently located just moments from local shops, dining, and parks, this home delivers the charm of small-town living with walkable access to amenities.

16. 2026-04-25
    price $145,000 1107-char remark

    Show marketing remark (1107 chars)

    BUYER REBATE! Earn a 0.5% rebate calculated on net sale price which will be paid after a successful closing. Welcome to 110 Prospect Street, where timeless character meets everyday modern comfort on a peaceful residential street in the heart of Little Falls. An inviting enclosed front porch sets the tone as you enter into a bright, spacious living area that flows effortlessly into a formal dining room—perfect for hosting family and friends. The kitchen offers generous cabinet storage, practical workspace, and a convenient bar area for casual dining or entertaining. A first-floor half bath adds everyday convenience. Upstairs, you’ll find four comfortable bedrooms, dedicated laundry space, and a full bathroom featuring a versatile three-function shower system. Step outside to a raised rear deck ideal for morning coffee or relaxing evenings. A full basement provides ample storage with potential for future finished living space. Conveniently located just moments from local shops, dining, and parks, this home delivers the charm of small-town living with walkable access to amenities.

17. 2026-03-08
    price $149,900 1107-char remark

    Show marketing remark (1107 chars)

    BUYER REBATE! Earn a 0.5% rebate calculated on net sale price which will be paid after a successful closing. Welcome to 110 Prospect Street, where timeless character meets everyday modern comfort on a peaceful residential street in the heart of Little Falls. An inviting enclosed front porch sets the tone as you enter into a bright, spacious living area that flows effortlessly into a formal dining room—perfect for hosting family and friends. The kitchen offers generous cabinet storage, practical workspace, and a convenient bar area for casual dining or entertaining. A first-floor half bath adds everyday convenience. Upstairs, you’ll find four comfortable bedrooms, dedicated laundry space, and a full bathroom featuring a versatile three-function shower system. Step outside to a raised rear deck ideal for morning coffee or relaxing evenings. A full basement provides ample storage with potential for future finished living space. Conveniently located just moments from local shops, dining, and parks, this home delivers the charm of small-town living with walkable access to amenities.

18. 2026-02-23
    listed $155,000 Active 1107-char remark

    Show marketing remark (1107 chars)

    BUYER REBATE! Earn a 0.5% rebate calculated on net sale price which will be paid after a successful closing. Welcome to 110 Prospect Street, where timeless character meets everyday modern comfort on a peaceful residential street in the heart of Little Falls. An inviting enclosed front porch sets the tone as you enter into a bright, spacious living area that flows effortlessly into a formal dining room—perfect for hosting family and friends. The kitchen offers generous cabinet storage, practical workspace, and a convenient bar area for casual dining or entertaining. A first-floor half bath adds everyday convenience. Upstairs, you’ll find four comfortable bedrooms, dedicated laundry space, and a full bathroom featuring a versatile three-function shower system. Step outside to a raised rear deck ideal for morning coffee or relaxing evenings. A full basement provides ample storage with potential for future finished living space. Conveniently located just moments from local shops, dining, and parks, this home delivers the charm of small-town living with walkable access to amenities.

19. 2024-06-25
    soldstatus $145,000
20. 2024-06-24
    soldstatus $145,000 Closed
21. 2024-06-05
    status Pending
22. 2024-05-07
    historical Active Under Contract
23. 2024-05-07
    listed $145,000 Active

ⓘ 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: $1,935 · $161/mo
• Projected year-2 tax: $2,176 · $181/mo
• Expected delta: +$241/yr (+$20/mo · 12.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,913
• − Mortgage interest: −$8,010
• − Property taxes: −$1,935
• − Insurance: −$715
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$4,160
• Taxable loss: −$2,293
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $683/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: Little Falls City School District
• NCES district ID: 3617460
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 49% ▲ 7.00%
• Median HH income: $42,445
• Composite: 36.22/100
• National rank: #4724
• State rank: #492 of 590 in NY

Livability — Little Falls

• Score: 70/100
• State rank: #440
• US rank: #7681

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing B+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Little Falls, NY
• Population (ZIP): 8,545

Population outlook (Herkimer County) Hauer SSP2

• Today (2025): 59,340 people
• By 2030: 56,838 · -4.2%
• By 2040: 51,098 · -13.9%
• By 2050: 45,080 · -24.0%
• By 2075: 32,648 · -45.0%
• By 2100: 22,266 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 8% Lithuanian 3% Polish 2%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Herkimer

• 2024 margin: Solid R (+36.4) · D 31.8% · R 68.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -9.3pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+30.5 2016: R+34.5 2012: R+8.4 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.04%
• Current HPI: 300.9696
• 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

-1.4% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $143,000 CNYIS
• 2026-04-25 Price Changed $145,000 CNYIS
• 2026-03-08 Price Changed $149,900 CNYIS
• 2026-02-23 Listed $155,000 CNYIS
• 2024-06-25 Sold (Public Records) $145,000 Public Records
• 2024-06-24 Sold (MLS) $145,000 CNYIS
• 2024-06-05 Pending — CNYIS
• 2024-05-07 Contingent — CNYIS
• 2024-05-07 Listed $145,000 CNYIS

Property tax history

+22.3%/yr

Latest (2025): $1,935 · +5.5% YoY. Source: county tax records.