3 Glendale Pl · Herkimer, NY 13350

$159,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 3 Days on market

Built 1929 3,600 sqft lot Est $161k · at est.

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Why this score? — see what drove the C+ 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 +18.5/30.0
• Appreciation +10.0/10.0
• ARV discount +8.1/15.0
• DSCR +5.8/10.0
• 1% rule +5.7/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away on a quiet residential street in the heart of Herkimer, 3 Glendale Place offers a rare blend of charm, comfort, and everyday convenience. This inviting home is perfectly suited for those seeking a peaceful neighborhood setting while still being close to everything that makes small-town living so appealing . From the moment you arrive, the property welcomes you with its classic curb appeal and well kept surroundings. Step inside to discover a warm and functional layout designed for both relaxation and entertaining. Natural light flows through the living spaces, creating an airy, uplifting atmosphere that feels like home the instant you walk in. The interior features thoughtfull

Key facts

• Classic curb appeal
• Natural light
• 3,600 sq ft lot

Tags

• QUIET RESIDENTIAL STREET
• PEACEFUL NEIGHBORHOOD SETTING
• CLASSIC CURB APPEAL
• WELL KEPT SURROUNDINGS
• NATURAL LIGHT
• THOUGHTFULLY ARRANGED ROOMS

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Electricity connected; Water connected (public); Sewer connected; High-speed internet available; Cable available
• Home design: 2 stories; Existing home
• Construction: Vinyl siding; Asphalt roof; Poured foundation
• Exterior features: Blacktop driveway; Deck

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Gas range; Range hood; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: Total rooms: 6 (includes living areas and laundry)
• Flooring: Hardwood; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating (electric and gas); Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Pull-down attic stairs; Sliding doors / sliding glass door(s)
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Cap rate 7.4% vs local median 5.5% in Herkimer — 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 71/100 on livability (#392 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities D+, crime D.
• Herkimer Central School District (town): math 46% / reading 47% proficiency, ranked #455 of 590 in NY (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 54 units permitted in Herkimer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $68k; list at $159k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,000

Questions for the listing agent

1. Built in 1929 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $161,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Steuben St	0.16mi	3/1.0	1,196 (+4%)	9mo	$148,000	$124	77
519 Steuben Rd	0.21mi	2/1.5 (-1)	1,115 (-2%)	5mo	$159,500	$143	75
609 Malcolm St	0.53mi	3/1.0	1,137 (-1%)	7mo	$110,000	$97	69
209 Pullman St	0.48mi	2/1.0 (-1)	1,092 (-4%)	13mo	$152,000	$139	54
115 Hillside Ave	0.28mi	2/1.0 (-1)	1,036 (-9%)	16mo	$145,000	$140	53
150 Folts Rd	0.69mi	3/1.5	1,188 (+4%)	10mo	$184,000	$155	51
309 Eureka Ave	0.59mi	2/1.0 (-1)	1,183 (+3%)	15mo	$105,000	$89	50
317 S Bellinger St	0.74mi	3/1.5	1,216 (+6%)	5mo	$171,720	$141	49
602 Pine Ave	0.62mi	2/1.0 (-1)	1,014 (-11%)	10mo	$154,900	$153	39
181 Folts Rd	0.62mi	2/1.0 (-1)	983 (-14%)	15mo	$174,000	$177	30
156 Folts Rd	0.67mi	3/1.5	1,296 (+13%)	17mo	$157,000	$121	30
308 John Ave	0.69mi	2/1.5 (-1)	1,000 (-13%)	13mo	$170,200	$170	28

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: 27.2%
• Equity multiple: 3.16×
• Total profit: $96,257
• Equity at exit: $143,240

10-year hold

• IRR: 23.8%
• Equity multiple: 7.20×
• Total profit: $276,095
• Equity at exit: $308,902

Cash invested: $44,520 (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 13350

• Home prices YoY: 8.9%
• Active inventory: 56
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$293 /mo · $3,511/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $150

Break-even live

Break-even rent $1,510

Max offer price $159,000

Occupancy floor 86%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Lake St Herkimer, NY	3.0	1.0	1125	$1,700	$1.51	44d	1	0.27mi

Listing history 9 events

1. 2026-05-07
   status Pending
2. 2026-05-04
   listed $159,000 Active
3. 2026-04-30
   historical
4. 2026-04-03
   listed $169,900 Active
5. 2026-04-03
   historical
6. 2026-03-30
   price $169,900
7. 2025-10-26
   price $174,900
8. 2025-10-22
   listed $179,900 Active
9. 2009-02-03
   soldstatus $68,000

ⓘ 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: $3,511 · $293/mo
• Projected year-2 tax: $3,511 · $293/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $20,400
• − Mortgage interest: −$8,906
• − Property taxes: −$3,511
• − Insurance: −$795
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,625
• Taxable loss: −$702
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $1,973/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: Herkimer Central School District
• NCES district ID: 3614220
• Math proficiency: 46% ▲ 6.00%
• Reading proficiency: 47% ▲ 9.00%
• Median HH income: $39,447
• Composite: 38.87/100
• National rank: #4100
• State rank: #455 of 590 in NY

Livability — Herkimer

• Score: 71/100
• State rank: #392
• US rank: #6787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Herkimer, NY
• Population (ZIP): 9,641

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 2% Asian 2% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Lithuanian 4% Italian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · French/Haitian/Cajun 2% Other Asian/Pacific 1% Spanish 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: ▲ 26.43%
• Current HPI: 324.4601
• 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

+133.8% since first listed

9 events — show timeline

• 2026-05-07 Pending — CNYIS
• 2026-05-04 Listed $159,000 CNYIS
• 2026-04-30 Listing Removed — CNYIS
• 2026-04-03 Listing Removed — CNYIS
• 2026-04-03 Listed $169,900 CNYIS
• 2026-03-30 Price Changed $169,900 CNYIS
• 2025-10-26 Price Changed $174,900 CNYIS
• 2025-10-22 Listed $179,900 CNYIS
• 2009-02-03 Sold (Public Records) $68,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,511 · +3.4% YoY. Source: county tax records.