3117 Military Rd · Newport, NY 13416

$64,900

1 bd · 1.0 ba · 1,375 sqft · Manufactured public records · 23 Days on market

Built 1800 9,750 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
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lots of potential in this country home in the historic corners of Norway.

Key facts

• 9,750 sq ft lot
• Built 1800
• Listed 23 days

Property features AI

Exterior

• Parking: No garage and no driveway
• Utilities: Well water; Septic or holding tank sewage
• Home design: Single-story existing residence
• Construction: Vinyl siding
• Exterior features: Dirt driveway; Rectangular, rural lot (approx. 65 x 150)

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: see remarks
• Interior features: Attic; Other interior features (see remarks)
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#867 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D-, amenities 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 ($449 loan paydown + $3k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $30k; list at $65k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,926 (1.5% below list)

Questions for the listing agent

1. Built in 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
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: 1.56% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.02%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.9%
• Equity multiple: 2.88×
• Total profit: $34,194
• Equity at exit: $32,584

10-year hold

• IRR: 31.3%
• Equity multiple: 5.70×
• Total profit: $85,475
• Equity at exit: $53,038

Cash invested: $18,172 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $364

Break-even live

Break-even rent $554

Max offer price $64,900

Occupancy floor 59%

Sensitivity live

Price	-10% $401	-5% $382	+0% $364	+5% $345	+10% $327
Rent	-10% $284	-5% $324	+0% $364	+5% $404	+10% $444
Rate	-1.0pp $396	-0.5pp $380	base $364	+0.5pp $347	+1.0pp $330

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $64,900 Active 23 DOM
2. 2026-06-18
   days on market $64,900 Active 22 DOM
3. 2026-06-17
   days on market $64,900 Active 21 DOM
4. 2026-06-16
   days on market $64,900 Active 20 DOM
5. 2026-06-15
   days on market $64,900 Active 19 DOM
6. 2026-06-14
   days on market $64,900 Active 17 DOM
7. 2026-06-13
   days on market $64,900 Active 16 DOM
8. 2026-06-10
   days on market $64,900 Active 14 DOM
9. 2026-06-09
   days on market $64,900 Active 13 DOM
10. 2026-06-08
    days on market $64,900 Active 12 DOM
11. 2026-06-07
    days on market $64,900 Active 11 DOM
12. 2026-06-05
    days on market $64,900 Active 8 DOM
13. 2026-06-02
    days on market $64,900 Active 6 DOM
14. 2026-06-01
    days on market $64,900 Active 5 DOM
15. 2026-05-31
    days on market $64,900 Active 4 DOM
16. 2026-05-30
    days on market $64,900 Active 3 DOM
17. 2026-05-27
    listed $64,900 Active
18. 2026-05-26
    historical
19. 2026-04-30
    historical
20. 2026-03-24
    price $65,000
21. 2026-03-04
    listed $75,000 Active
22. 2024-09-04
    soldstatus $30,000 Closed 73-char remark

    Show marketing remark (73 chars)

    Lots of potential in this country home in the historic corners of Norway.

23. 2024-02-27
    status Pending 73-char remark

    Show marketing remark (73 chars)

    Lots of potential in this country home in the historic corners of Norway.

24. 2024-02-22
    listed $39,000 Active 73-char remark

    Show marketing remark (73 chars)

    Lots of potential in this country home in the historic corners of Norway.

25. 2024-02-01
    historical
26. 2023-09-05
    listed $46,500 Active
27. 2023-07-14
    historical
28. 2023-06-21
    status Active
29. 2023-02-20
    historical Continue to Show- Under Contract
30. 2023-01-09
    listed $50,000 Active
31. 2000-01-05
    soldstatus $30,000

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$128/yr (+$11/mo · 15.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 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: $12,171
• − Mortgage interest: −$3,635
• − Property taxes: −$841
• − Insurance: −$324
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$1,888
• Taxable income: $3,535
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $3,517/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 — Newport

• Score: 62/100
• State rank: #867
• US rank: #16700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+116.3% since first listed

15 events — show timeline

• 2026-05-27 Listed $64,900 CNYIS
• 2026-05-26 Listing Removed — CNYIS
• 2026-04-30 Listing Removed — CNYIS
• 2026-03-24 Price Changed $65,000 CNYIS
• 2026-03-04 Listed $75,000 CNYIS
• 2024-09-04 Sold (MLS) $30,000 CNYIS
• 2024-02-27 Pending — CNYIS
• 2024-02-22 Listed $39,000 CNYIS
• 2024-02-01 Listing Removed — CNYIS
• 2023-09-05 Listed $46,500 CNYIS
• 2023-07-14 Listing Removed — CNYIS
• 2023-06-21 Relisted — CNYIS
• 2023-02-20 Contingent — CNYIS
• 2023-01-09 Listed $50,000 CNYIS
• 2000-01-05 Sold (Public Records) $30,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $841 · +9.5% YoY. Source: county tax records.