44 Jackson St · Little Falls, NY 13365

$134,900

4 bd · 2.0 ba · 2,482 sqft · MultiFamily public records · 7 Days on market

Built 1910 4,888 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to 44 Jackson Street—a spacious and versatile two-family property offering nearly 2,500 square feet of living space across a unique colonial-style layout. Featuring a total of 4 bedrooms and 2 full bathrooms, this property presents an incredible opportunity for owner-occupants, investors, or those seeking multi-generational living. Each unit offers comfortable living space with a functional flow, while the home itself has been thoughtfully maintained and updated over time. Pride of ownership is evident throughout, highlighted by a newer roof, updated concrete driveway, and a variety of tasteful improvements that enhance both appeal and long-term value. Situated on a quiet, qua

Key facts

• Deck area
• Newer roof
• Fenced-in backyard

Tags

• TWO-FAMILY PROPERTY
• COLONIAL-STYLE LAYOUT
• NEWER ROOF
• UPDATED CONCRETE DRIVEWAY
• FENCED-IN BACKYARD
• DECK AREA

Property features AI

Finance

• Other: Owner pays: other (see remarks); Rent includes: see remarks
• Financial info: Two total units with separate gas and electric meters (2 each); Operating expense details: see remarks

Exterior

• Parking: Shared/common parking; Attached garage with 1 garage space
• Utilities: Public water connected; Sewer connected; Cable available
• Home design: Two-story building; Existing property
• Construction: Vinyl siding
• Exterior features: Irregular residential lot; City street frontage; Lot dimensions approximately 57 x 85

Interior

• Kitchen: Eat-in kitchens in each unit
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Carpet; Hardwood; Tile; Varies by area
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Storm windows; Thermal windows; Wood window frames; Full basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive. Per door: $345/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 12.4% vs local median 8.0% in Little Falls — 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 (#440 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment 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.
• Zoned schools: Benton Hall Academy (math 37% / reading 47%, grade F, #1,361 of 2,108 statewide, top 67%, 479 students, 56% FRL); Little Falls Middle School (math 12% / reading 37%, grade F, #611 of 729 statewide, top 88%, 242 students, 61% FRL); Little Falls High School (math 87% / reading 77%, grade A, #452 of 1,100 statewide, top 44%, 331 students, 59% FRL) — zoned schools average 59% FRL vs 43% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $14k of equity ($933 loan paydown + $13k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y 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 $92k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — 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. 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 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: 1.57% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.91%
• DSCR: 1.98
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $86,870
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 W Monroe St	0.13mi	4/2.0	2,420 (-2%)	13mo	$77,500	$32	79
551 E Gansevoort St	0.08mi	4/2.0	2,272 (-8%)	8mo	$164,000	$72	75
558 E Monroe St	0.09mi	4/2.0	2,314 (-7%)	15mo	$79,900	$35	72
37 Porteus St	0.52mi	3/3.0 (-1)	2,220 (-11%)	13mo	$25,000	$11	38

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: 40.7%
• Equity multiple: 4.11×
• Total profit: $117,465
• Equity at exit: $121,529

10-year hold

• IRR: 35.1%
• Equity multiple: 9.25×
• Total profit: $311,495
• Equity at exit: $262,081

Cash invested: $37,772 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,119 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$221 /mo · $2,647/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $690

Break-even live

Break-even rent $1,246

Max offer price $134,900

Occupancy floor 62%

Sensitivity live

Price	-10% $766	-5% $728	+0% $690	+5% $652	+10% $613
Rent	-10% $522	-5% $606	+0% $690	+5% $773	+10% $857
Rate	-1.0pp $758	-0.5pp $724	base $690	+0.5pp $655	+1.0pp $619

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,118
Total (2 units)			$2,119

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   listed $134,900 Active
3. 2019-01-22
   historical
4. 2019-01-19
   historical
5. 2019-01-19
   listed $102,000
6. 2019-01-18
   listed $102,000
7. 2018-10-16
   historical
8. 2018-10-03
   listed $102,000
9. 2018-01-12
   historical
10. 2018-01-12
    historical
11. 2016-01-06
    listed $85,900
12. 2016-01-06
    listed $85,900
13. 2013-07-26
    soldstatus $91,700

ⓘ 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: $2,647 · $221/mo
• Projected year-2 tax: $2,647 · $221/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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 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: $25,428
• − Mortgage interest: −$7,556
• − Property taxes: −$2,647
• − Insurance: −$674
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$3,924
• Taxable income: $6,557
• Est. tax owed @ 24.0%: −$1,574
• After-tax cash flow: $6,703/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

+47.1% since first listed

13 events — show timeline

• 2026-05-01 Pending — CNYIS
• 2026-04-24 Listed $134,900 CNYIS
• 2019-01-22 Listing Removed — CNYIS
• 2019-01-19 Listed $102,000 CNYIS
• 2019-01-19 Listing Removed — CNYIS
• 2019-01-18 Listed $102,000 CNYIS
• 2018-10-16 Listing Removed — CNYIS
• 2018-10-03 Listed $102,000 CNYIS
• 2018-01-12 Listing Removed — Global MLS
• 2018-01-12 Listing Removed — CNYIS
• 2016-01-06 Listed $85,900 Global MLS
• 2016-01-06 Listed $85,900 CNYIS
• 2013-07-26 Sold (Public Records) $91,700 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,647 · +2.0% YoY. Source: county tax records.