636 E Monroe St · Little Falls, NY 13365

$122,900

3 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 56 Days on market

Built 1873 8,500 sqft lot $88/sqft · 16% below area Est $147k · 16% under

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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 +18.5/30.0
• ARV discount +14.8/15.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +4.8/10.0
• 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 636 East Monroe Street in Little Falls—a strong opportunity packed with value, space, and upside. This 2-story home offers 3 bedrooms and 1,396 square feet of living space, delivering the kind of layout and potential that today’s buyers are chasing. Step inside and you’ll immediately appreciate the functional flow, with a spacious living area that transitions easily for everyday living or entertaining. The kitchen offers ample space and the opportunity to customize to your style. A major convenience on the first floor is the combined half bath and laundry area—adding practicality and efficiency to daily living. Upstairs, you’ll find three well-sized

Key facts

• One-stall garage
• Spacious living area
• Full attic

Tags

• SPACIOUS LIVING AREA
• FULL ATTIC
• WELCOMING FRONT PORCH
• ONE-STALL GARAGE

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 2-story house; Resale property
• Construction: Vinyl siding; Metal roof; Block foundation; Existing (year built details)
• Exterior features: Blacktop driveway; Open porch

Interior

• Kitchen: Dishwasher; Free-standing range / Oven; Refrigerator
• Bedrooms: Total rooms: 7 (includes living spaces and laundry)
• Flooring: Carpet; Hardwood; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Storm windows; Thermal windows; Wood window frames
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (2.1% below list).
• Recommended offer: $119k (3.0% 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 $13k of equity ($850 loan paydown + $12k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 56 days — a 3% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $123k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1873 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,213 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1873 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.98% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 8.5

CMA / ARV

• ARV (median comp): $146,648
• List price: $122,900
• Delta: -16.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 High St	0.21mi	3/1.0	1,520 (+9%)	9mo	$115,000	$76	68
121 Loomis St	0.38mi	2/2.0 (-1)	1,358 (-3%)	2mo	$107,000	$79	67
26 Petrie St	0.28mi	3/1.5	1,456 (+4%)	18mo	$155,000	$106	63
227 Loomis St	0.62mi	3/1.0	1,404 (+1%)	10mo	$115,000	$82	61
118 Prospect St	0.61mi	3/1.5	1,310 (-6%)	1mo	$152,000	$116	59
87 Prospect St	0.61mi	3/1.5	1,400 (+0%)	13mo	$100,000	$71	58
266 Loomis St	0.72mi	4/1.5 (+1)	1,496 (+7%)	17mo	$70,100	$47	34

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: $74,423
• Equity at exit: $110,718

10-year hold

• IRR: 23.8%
• Equity multiple: 7.20×
• Total profit: $213,298
• Equity at exit: $238,768

Cash invested: $34,412 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$137 /mo · $1,650/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $117

Break-even live

Break-even rent $1,055

Max offer price $122,900

Occupancy floor 85%

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: $30,725
• Closing costs: $3,687
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   price $122,900 Active 56 DOM
2. 2026-06-18
   days on market $129,900 Active 56 DOM
3. 2026-06-17
   days on market $129,900 Active 55 DOM
4. 2026-06-16
   days on market $129,900 Active 54 DOM
5. 2026-06-15
   days on market $129,900 Active 53 DOM
6. 2026-06-13
   days on market $129,900 Active 51 DOM
7. 2026-06-12
   days on market $129,900 Active 50 DOM
8. 2026-06-09
   days on market $129,900 Active 47 DOM
9. 2026-06-08
   days on market $129,900 Active 46 DOM
10. 2026-06-07
    days on market $129,900 Active 45 DOM
11. 2026-06-07
    days on market $129,900 Active 44 DOM
12. 2026-06-04
    days on market $129,900 Active 41 DOM
13. 2026-06-02
    days on market $129,900 Active 40 DOM
14. 2026-06-01
    days on market $129,900 Active 39 DOM
15. 2026-05-31
    days on market $129,900 Active 38 DOM
16. 2026-05-14
    price $129,900 1489-char remark
17. 2026-04-23
    listed $139,900 Active 1489-char remark
18. 2018-09-20
    soldstatus $53,000

ⓘ 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: $1,650 · $137/mo
• Projected year-2 tax: $1,863 · $155/mo
• Expected delta: +$214/yr (+$18/mo · 13.0%)

ⓘ 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 2/10 Low 7 d/yr ≥95°F today · 16 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: $14,440
• − Mortgage interest: −$6,884
• − Property taxes: −$1,650
• − Insurance: −$614
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$3,575
• Taxable loss: −$594
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $1,552/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

+131.9% since first listed

4 events — show timeline

• 2026-06-18 Price Changed $122,900 CNYIS
• 2026-05-14 Price Changed $129,900 CNYIS
• 2026-04-23 Listed $139,900 CNYIS
• 2018-09-20 Sold (Public Records) $53,000 Public Records

Property tax history

+22.2%/yr

Latest (2025): $1,650 · +2.0% YoY. Source: county tax records.