14 Slawson St · Dolgeville, NY 13329

$100,000

4 bd · 3.0 ba · 2,370 sqft · MultiFamily public records · 149 Days on market

Built 1864 6,098 sqft lot $42/sqft · 67% below area

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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 +27.5/30.0
• DSCR +9.7/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Corner lot victorian home previously used as a two family but could easily be a single family residence. Look at that price for this beautiful home!! Most of the expensive items have already been updated for you with a newer furnace upstairs , vinyl windows throughout, roof and water heaters replaced within last 9 years, and blown in insulation for whole home. First floor has a large beautiful porch with 1 bedroom, 1 bathroom, formal dining room, living room, kitchen with island, and back enclosed porch. There are stairs from first floor that lead up to that second story that has been updated with charming knotty pine through out. Large common area connects to kitchen, formal dining area, living room, full bathroom and bedroom. Upstairs has 2 additional bedrooms, full bathroom and a bonus room. Make the floor plan the way you want it with so many possibilities to offer. Great lot with driveway, 1 stall carport for garage, and fenced back yard. Located near school and within walking distance to stores. Do you need a lot of space, or need two separate living areas for another family member? Low taxes, dream home, investment property, let's put your own stamp on it!

Key facts

• Blown in insulation
• Vinyl windows
• Newer furnace

Tags

• CORNER LOT
• NEWER FURNACE
• VINYL WINDOWS
• ROOF REPLACED
• WATER HEATERS REPLACED
• BLOWN IN INSULATION

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#404 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Dolgeville Central School District (rural): math 30% / reading 47% proficiency, ranked #541 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 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 $4k of equity ($691 loan paydown + $4k appreciation (3.8% 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 (3.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $100k implies a 456% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $186/mo; built in 1864 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1864 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.38% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.73%
• DSCR: 1.57
• GRM: 6.0

CMA / ARV

• ARV (median comp): $302,938
• List price: $100,000
• Delta: -66.99%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

3.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.84×
• Total profit: $23,601
• Equity at exit: $49,517

10-year hold

• IRR: 15.5%
• Equity multiple: 3.47×
• Total profit: $69,267
• Equity at exit: $80,057

Cash invested: $28,000 (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 13329

• Home prices YoY: 1.3%
• Active inventory: 28
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$226 /mo · $2,710/yr
• Insurance: −$42
• Flood insurance flood zone: −$186 /mo · $2,232/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $111

Break-even live

Break-even rent $1,238

Max offer price $100,000

Occupancy floor 87%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $100,000 Active 149 DOM
2. 2026-06-17
   days on market $100,000 Active 148 DOM
3. 2026-06-16
   days on market $100,000 Active 147 DOM
4. 2026-06-15
   pricedays on market $100,000 Active 146 DOM
5. 2026-06-13
   days on market $110,000 Active 144 DOM
6. 2026-06-12
   days on market $110,000 Active 143 DOM
7. 2026-06-09
   days on market $110,000 Active 140 DOM
8. 2026-06-08
   days on market $110,000 Active 139 DOM
9. 2026-06-07
   days on market $110,000 Active 138 DOM
10. 2026-06-07
    days on market $110,000 Active 137 DOM
11. 2026-06-04
    days on market $110,000 Active 134 DOM
12. 2026-06-02
    days on market $110,000 Active 133 DOM
13. 2026-06-01
    days on market $110,000 Active 132 DOM
14. 2026-05-31
    days on market $110,000 Active 131 DOM
15. 2026-01-19
    listed $110,000 Active 1181-char remark

    Show marketing remark (1181 chars)

    Corner lot victorian home previously used as a two family but could easily be a single family residence. Look at that price for this beautiful home!! Most of the expensive items have already been updated for you with a newer furnace upstairs , vinyl windows throughout, roof and water heaters replaced within last 9 years, and blown in insulation for whole home. First floor has a large beautiful porch with 1 bedroom, 1 bathroom, formal dining room, living room, kitchen with island, and back enclosed porch. There are stairs from first floor that lead up to that second story that has been updated with charming knotty pine through out. Large common area connects to kitchen, formal dining area, living room, full bathroom and bedroom. Upstairs has 2 additional bedrooms, full bathroom and a bonus room. Make the floor plan the way you want it with so many possibilities to offer. Great lot with driveway, 1 stall carport for garage, and fenced back yard. Located near school and within walking distance to stores. Do you need a lot of space, or need two separate living areas for another family member? Low taxes, dream home, investment property, let's put your own stamp on it!

16. 2023-11-30
    historical
17. 2023-08-06
    historical Continue to Show- Under Contract
18. 2023-07-19
    status Pending Sale
19. 2023-07-18
    status Pending Sale
20. 2023-07-17
    historical
21. 2023-07-11
    listed $113,000 Active
22. 2023-05-30
    listed $113,000 Active
23. 2023-03-21
    historical
24. 2022-10-04
    price $105,000
25. 2022-08-11
    listed $113,000 Active
26. 2001-06-27
    soldstatus $18,000

ⓘ 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: $2,710 · $226/mo
• Projected year-2 tax: $2,710 · $226/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 3/10 Moderate FEMA zone AO · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,541
• − Mortgage interest: −$5,602
• − Property taxes: −$2,710
• − Insurance: −$2,732
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$2,909
• Taxable loss: −$57
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $1,347/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: Dolgeville Central School District
• NCES district ID: 3600001
• Math proficiency: 30% ▼ -25.00%
• Reading proficiency: 47% ▲ 2.00%
• Median HH income: $42,460
• Composite: 32.46/100
• National rank: #5715
• State rank: #541 of 590 in NY

Livability — Dolgeville

• Score: 71/100
• State rank: #404
• US rank: #6975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dolgeville, NY
• Population (ZIP): 3,326

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Romanian 4% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · German/W. Germanic 3% Spanish 1% 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: ▲ 3.80%
• Current HPI: 291.0946
• 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

+511.1% since first listed

12 events — show timeline

• 2026-01-19 Listed $110,000 CNYIS
• 2023-11-30 Listing Removed — CNYIS
• 2023-08-06 Contingent — CNYIS
• 2023-07-19 Pending — CNYIS
• 2023-07-18 Pending — CNYIS
• 2023-07-17 Listing Removed — CNYIS
• 2023-07-11 Listed $113,000 CNYIS
• 2023-05-30 Listed $113,000 CNYIS
• 2023-03-21 Listing Removed — CNYIS
• 2022-10-04 Price Changed $105,000 CNYIS
• 2022-08-11 Listed $113,000 CNYIS
• 2001-06-27 Sold (Public Records) $18,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,710 · +8.7% YoY. Source: county tax records.