540 E Monroe St · Little Falls, NY 13365

$105,000

4 bd · 3.5 ba · 2,529 sqft · SingleFamily public records · 69 Days on market

Built 1856 6,534 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 +24.5/30.0
• Appreciation +10.0/10.0
• 1% rule +8.0/10.0
• DSCR +7.9/10.0
• 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 MLS

Welcome home to this immaculately kept property in the town of Little Falls! This 2,529SqFt house has 4 large bedrooms and 3.5 baths, perfect for any family whether you’re just starting out or growing! The spacious living area is ideal for hosting gatherings or cozying up for a family movie night by the fireplace. The chandeliers, crown molding, and hardwood floors throughout enhance the charm of this updated 1800s home. There is also a detached 2 car garage that provides not only parking alongside a large driveway, but extra storage as well. Schedule a showing today, you don’t want to miss out on calling this one “home”!

Key facts

• Quiet street
• Hardwood flooring
• Upper-level space

Tags

• HISTORIC HOME
• QUIET STREET
• HARDWOOD FLOORING
• TWO FIREPLACES
• AMPLE STORAGE
• UPPER-LEVEL SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

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 $11k of equity ($726 loan paydown + $10k 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 $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1856 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1856 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.30% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $237,726
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 E Lansing St	0.16mi	4/2.0	2,896 (+14%)	1mo	$315,000	$109	62
620 E Monroe St	0.21mi	4/1.5	2,184 (-14%)	8mo	$82,500	$38	53
165 Burwell St	0.67mi	5/2.0 (+1)	2,392 (-5%)	6mo	$77,000	$32	43
245 Church St	0.59mi	5/2.0 (+1)	2,352 (-7%)	16mo	$220,000	$94	37

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: 30.7%
• Equity multiple: 3.41×
• Total profit: $70,991
• Equity at exit: $94,592

10-year hold

• IRR: 26.6%
• Equity multiple: 7.75×
• Total profit: $198,493
• Equity at exit: $203,992

Cash invested: $29,400 (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 13365

• Home prices YoY: 9.9%
• Active inventory: 66
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$269 /mo · $3,228/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $215

Break-even live

Break-even rent $1,093

Max offer price $105,000

Occupancy floor 79%

Sensitivity live

Price	-10% $275	-5% $245	+0% $215	+5% $185	+10% $156
Rent	-10% $107	-5% $161	+0% $215	+5% $269	+10% $323
Rate	-1.0pp $268	-0.5pp $242	base $215	+0.5pp $188	+1.0pp $160

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-03-19
   status Pending
2. 2026-02-09
   price $105,000
3. 2026-01-09
   listed $115,000 Active
4. 2021-06-23
   soldstatus $130,000
5. 2021-06-21
   soldstatus $130,000 654-char remark

   Show marketing remark (654 chars)

   Welcome home to this immaculately kept property in the town of Little Falls! This 2,529SqFt house has 4 large bedrooms and 3.5 baths, perfect for any family whether you’re just starting out or growing! The spacious living area is ideal for hosting gatherings or cozying up for a family movie night by the fireplace. The chandeliers, crown molding, and hardwood floors throughout enhance the charm of this updated 1800s home. There is also a detached 2 car garage that provides not only parking alongside a large driveway, but extra storage as well. Schedule a showing today, you don’t want to miss out on calling this one “home”!

6. 2020-10-16
   listed $145,000 654-char remark

   Show marketing remark (654 chars)

   Welcome home to this immaculately kept property in the town of Little Falls! This 2,529SqFt house has 4 large bedrooms and 3.5 baths, perfect for any family whether you’re just starting out or growing! The spacious living area is ideal for hosting gatherings or cozying up for a family movie night by the fireplace. The chandeliers, crown molding, and hardwood floors throughout enhance the charm of this updated 1800s home. There is also a detached 2 car garage that provides not only parking alongside a large driveway, but extra storage as well. Schedule a showing today, you don’t want to miss out on calling this one “home”!

7. 2015-05-28
   soldstatus $119,900
8. 2015-05-26
   soldstatus $119,900 297-char remark

   Show marketing remark (297 chars)

   * Assumable Mortgage!!AND NOW OFFERS LEASE/PURCHASE CONTRACT! Historic Monroe Family home boasts Hardwoods throughout, energy efficient features including newer roof, gas blr and hot water htr, majestic high ceilings, Patio, 2 car gar/carriage, eclectic artistic interior design, with GREAT LIGHT!

9. 2013-09-13
   listed $119,900 297-char remark

   Show marketing remark (297 chars)

   * Assumable Mortgage!!AND NOW OFFERS LEASE/PURCHASE CONTRACT! Historic Monroe Family home boasts Hardwoods throughout, energy efficient features including newer roof, gas blr and hot water htr, majestic high ceilings, Patio, 2 car gar/carriage, eclectic artistic interior design, with GREAT LIGHT!

10. 2008-07-15
    soldstatus $124,000
11. 2008-07-14
    soldstatus $119,000
12. 2006-06-04
    listed $122,900
13. 2001-10-26
    soldstatus $84,400
14. 2001-06-29
    soldstatus $84,400
15. 2000-08-17
    listed $89,500

ⓘ 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: $3,228 · $269/mo
• Projected year-2 tax: $3,228 · $269/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 4/10 Moderate 22% 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: $16,382
• − Mortgage interest: −$5,882
• − Property taxes: −$3,228
• − Insurance: −$525
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,055
• Taxable income: $1,072
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $2,324/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

+17.3% since first listed

15 events — show timeline

• 2026-03-19 Pending — Global MLS
• 2026-02-09 Price Changed $105,000 Global MLS
• 2026-01-09 Listed $115,000 Global MLS
• 2021-06-23 Sold (Public Records) $130,000 Public Records
• 2021-06-21 Sold (MLS) $130,000 CNYIS
• 2020-10-16 Listed $145,000 CNYIS
• 2015-05-28 Sold (Public Records) $119,900 Public Records
• 2015-05-26 Sold (MLS) $119,900 CNYIS
• 2013-09-13 Listed $119,900 CNYIS
• 2008-07-15 Sold (Public Records) $124,000 Public Records
• 2008-07-14 Sold (MLS) $119,000 CNYIS
• 2006-06-04 Listed $122,900 CNYIS
• 2001-10-26 Sold (MLS) $84,400 CNYIS
• 2001-06-29 Sold (Public Records) $84,400 Public Records
• 2000-08-17 Listed $89,500 CNYIS

Property tax history

+1.6%/yr

Latest (2025): $3,228 · +2.0% YoY. Source: county tax records.