58 N Main St · Middleville, NY 13416

$55,000

2 bd · 1.0 ba · 1,860 sqft · SingleFamily public records · 107 Days on market

Built 1875 0.59 ac lot $30/sqft · 71% below area

---

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
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +4.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling Investors or handyman, come see this 2-bedroom home in Newport. Want the home for yourself, as a rental or as a flip? This home is the place you want to see. Bring your ideas, tools , plans, and dreams. Looking to get away from the hustle and bustle, this small town location may be perfect for you. Short distance to shopping, dining, lakes for boating and fishing Herkimer Diamond mines, and also Utica for more dining, entertainment, museums and more.

Key facts

• 0.59 acre lot
• Built 1875
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,105 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• West Canada Valley Central School District (rural): math 54% / reading 57% proficiency, ranked #296 of 590 in NY (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 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 $3k of equity ($380 loan paydown + $2k appreciation (3.9% 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 (3.9% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $14k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $55k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1875 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.94% ✓
• Cap rate: 16.35%
• Cash-on-cash: 35.91%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (median comp): $189,968
• List price: $55,000
• Delta: -71.05%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Summit Rd	0.32mi	3/1.5 (+1)	1,899 (+2%)	13mo	$80,000	$42	64
18 Herkimer St	0.38mi	3/2.0 (+1)	1,724 (-7%)	8mo	$180,000	$104	54

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

Projected returns pro-forma

3.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.9%
• Equity multiple: 3.51×
• Total profit: $38,700
• Equity at exit: $27,613

10-year hold

• IRR: 41.9%
• Equity multiple: 7.07×
• Total profit: $93,446
• Equity at exit: $44,948

Cash invested: $15,400 (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 13416

• Home prices YoY: 1.2%
• Active inventory: 16
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $461

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 52%

Sensitivity live

Price	-10% $499	-5% $480	+0% $461	+5% $442	+10% $423
Rent	-10% $377	-5% $419	+0% $461	+5% $503	+10% $545
Rate	-1.0pp $488	-0.5pp $475	base $461	+0.5pp $447	+1.0pp $432

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-17
   status $55,000 Pending 107 DOM
2. 2026-06-17
   days on market $55,000 Active 107 DOM
3. 2026-06-16
   days on market $55,000 Active 106 DOM
4. 2026-06-15
   days on market $55,000 Active 105 DOM
5. 2026-06-14
   days on market $55,000 Active 103 DOM
6. 2026-06-13
   days on market $55,000 Active 102 DOM
7. 2026-06-10
   days on market $55,000 Active 100 DOM
8. 2026-06-09
   days on market $55,000 Active 99 DOM
9. 2026-06-08
   days on market $55,000 Active 98 DOM
10. 2026-06-07
    days on market $55,000 Active 97 DOM
11. 2026-06-05
    days on market $55,000 Active 94 DOM
12. 2026-06-02
    days on market $55,000 Active 92 DOM
13. 2026-06-01
    days on market $55,000 Active 91 DOM
14. 2026-05-31
    days on market $55,000 Active 90 DOM
15. 2026-05-30
    days on market $55,000 Active 89 DOM
16. 2026-04-17
    price $59,900 462-char remark

    Show marketing remark (462 chars)

    Calling Investors or handyman, come see this 2-bedroom home in Newport. Want the home for yourself, as a rental or as a flip? This home is the place you want to see. Bring your ideas, tools , plans, and dreams. Looking to get away from the hustle and bustle, this small town location may be perfect for you. Short distance to shopping, dining, lakes for boating and fishing Herkimer Diamond mines, and also Utica for more dining, entertainment, museums and more.

17. 2026-03-04
    status Active 462-char remark

    Show marketing remark (462 chars)

    Calling Investors or handyman, come see this 2-bedroom home in Newport. Want the home for yourself, as a rental or as a flip? This home is the place you want to see. Bring your ideas, tools , plans, and dreams. Looking to get away from the hustle and bustle, this small town location may be perfect for you. Short distance to shopping, dining, lakes for boating and fishing Herkimer Diamond mines, and also Utica for more dining, entertainment, museums and more.

18. 2026-02-17
    listed $69,000 Active 462-char remark

    Show marketing remark (462 chars)

    Calling Investors or handyman, come see this 2-bedroom home in Newport. Want the home for yourself, as a rental or as a flip? This home is the place you want to see. Bring your ideas, tools , plans, and dreams. Looking to get away from the hustle and bustle, this small town location may be perfect for you. Short distance to shopping, dining, lakes for boating and fishing Herkimer Diamond mines, and also Utica for more dining, entertainment, museums and more.

19. 2023-06-23
    soldstatus $25,650 Closed Sale or Rented 272-char remark

    Show marketing remark (272 chars)

    Fix & Flip Opportunity! 2 bed 1 bath home built in 1875 with over 1800 sqft resting on just over a half acre lot in the West Canada School District. The interior offers a large living room, formal dining room, galley kitchen, 1st floor laundry. Sold as is cash only.

20. 2023-03-23
    status Pending Sale 272-char remark

    Show marketing remark (272 chars)

    Fix & Flip Opportunity! 2 bed 1 bath home built in 1875 with over 1800 sqft resting on just over a half acre lot in the West Canada School District. The interior offers a large living room, formal dining room, galley kitchen, 1st floor laundry. Sold as is cash only.

21. 2023-03-14
    listed $27,000 Active 272-char remark

    Show marketing remark (272 chars)

    Fix & Flip Opportunity! 2 bed 1 bath home built in 1875 with over 1800 sqft resting on just over a half acre lot in the West Canada School District. The interior offers a large living room, formal dining room, galley kitchen, 1st floor laundry. Sold as is cash only.

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $12,773
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$1,600
• Taxable income: $4,948
• Est. tax owed @ 24.0%: −$1,188
• After-tax cash flow: $4,342/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: West Canada Valley Central School District
• NCES district ID: 3630600
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 57% ▲ 13.00%
• Median HH income: $54,416
• Composite: 47.76/100
• National rank: #2232
• State rank: #296 of 590 in NY

Livability — Middleville

• Score: 56/100
• State rank: #1105
• US rank: #22577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middleville, NY
• Population (ZIP): 2,120

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Lithuanian 3% American 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1% Russian/Polish/Slavic 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: ▲ 3.92%
• Current HPI: 329.7225
• 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

+121.9% since first listed

6 events — show timeline

• 2026-04-17 Price Changed $59,900 CNYIS
• 2026-03-04 Relisted — CNYIS
• 2026-02-17 Listed $69,000 CNYIS
• 2023-06-23 Sold (MLS) $25,650 CNYIS
• 2023-03-23 Pending — CNYIS
• 2023-03-14 Listed $27,000 CNYIS

Property tax history

+4.3%/yr

Latest (2025): $3,070 · -0.6% YoY. Source: county tax records.