68 Alexander St · Little Falls, NY 13365

$49,900

4 bd · 1.0 ba · 1,840 sqft · SingleFamily public records · 8 Days on market

Built 1934 2,975 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

Listing remarks

Welcome to 68 Alexander Street in Little Falls — an opportunity packed with potential for investors, renovators, or buyers looking to build equity. This spacious 4-bedroom, 1-bath home offers approximately 1,840 square feet of living space and sits in a convenient city location close to schools, parks, shopping, restaurants, and major commuter routes. Built in 1934, this classic two-story home retains much of its original character, featuring generous room sizes, hardwood flooring, tall ceilings, and a traditional layout ready for your vision and updates. The covered front porch provides a welcoming entrance and a great place to relax, while the interior offers ample space to redesign

Key facts

• Covered front porch
• Hardwood flooring
• Manageable yard

Tags

• COVERED FRONT PORCH
• HARDWOOD FLOORING
• TALL CEILINGS
• SPACIOUS KITCHEN
• OFF-STREET PARKING
• MANAGEABLE YARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story existing home
• Construction: Vinyl siding; Stone foundation
• Exterior features: Blacktop driveway; Rectangular residential lot, 35 x 85

Interior

• Kitchen: Free‑standing range; Oven
• Bedrooms: Total of 6 rooms (includes living areas and bedrooms)
• Flooring: Hardwood; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 20.3% 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: 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 $5k of equity ($345 loan paydown + $5k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.68% ✓
• Cap rate: 20.26%
• Cash-on-cash: 49.89%
• DSCR: 3.22
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $130,640
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Salisbury St	0.14mi	4/1.0	1,651 (-10%)	1mo	$37,500	$23	75
628 E Gansevoort St	0.17mi	4/1.5	1,812 (-2%)	15mo	$172,000	$95	75
778 E Main St	0.20mi	4/2.0	1,936 (+5%)	5mo	$40,000	$21	74
345 S William St	0.33mi	3/1.0 (-1)	1,757 (-4%)	14mo	$52,000	$30	61
598 E Monroe St	0.25mi	5/1.5 (+1)	2,066 (+12%)	8mo	$110,000	$53	54
176 Loomis St	0.33mi	3/1.5 (-1)	1,726 (-6%)	22mo	$118,540	$69	49
102 W Monroe St	0.72mi	3/1.5 (-1)	1,760 (-4%)	4mo	$125,000	$71	49
790 E Monroe St	0.68mi	3/2.5 (-1)	1,936 (+5%)	2mo	$277,000	$143	47
97 W Gansevoort St	0.67mi	4/1.5	1,976 (+7%)	9mo	$192,000	$97	47
556 E Monroe St	0.36mi	4/2.0	2,074 (+13%)	18mo	$175,000	$84	43

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: 63.6%
• Equity multiple: 5.60×
• Total profit: $64,278
• Equity at exit: $44,954

10-year hold

• IRR: 57.2%
• Equity multiple: 12.48×
• Total profit: $160,391
• Equity at exit: $96,945

Cash invested: $13,972 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,338 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$193 /mo · $2,322/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $581

Break-even live

Break-even rent $602

Max offer price $49,900

Occupancy floor 52%

Sensitivity live

Price	-10% $747	-5% $595	+0% $581	+5% $567	+10% $553
Rent	-10% $475	-5% $528	+0% $581	+5% $634	+10% $687
Rate	-1.0pp $606	-0.5pp $594	base $581	+0.5pp $568	+1.0pp $555

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-12
   statusdays on market $49,900 Pending 8 DOM
2. 2026-06-09
   days on market $49,900 Active 7 DOM
3. 2026-06-08
   days on market $49,900 Active 6 DOM
4. 2026-06-07
   days on market $49,900 Active 5 DOM
5. 2026-06-07
   days on market $49,900 Active 4 DOM
6. 2026-06-03
   remarks 693-char remark
7. 2026-06-03
   listed $49,900 Active 1 DOM

ⓘ 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: $2,322 · $193/mo
• Projected year-2 tax: $2,322 · $193/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: $16,054
• − Mortgage interest: −$2,795
• − Property taxes: −$2,322
• − Insurance: −$250
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$1,452
• Taxable income: $6,667
• Est. tax owed @ 24.0%: −$1,600
• After-tax cash flow: $5,371/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

+9.7% since first listed

4 events — show timeline

• 2026-06-02 Listed $49,900 CNYIS
• 2016-01-29 Listing Removed — CNYIS
• 2015-07-29 Listed $59,900 CNYIS
• 1995-04-20 Sold (Public Records) $45,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,322 · +2.0% YoY. Source: county tax records.