8 Marco Ter · Little Falls, NY 13365

$14,900

3 bd · 1.0 ba · 1,379 sqft · SingleFamily public records · 5 Days on market

Built 1864 6,020 sqft lot

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Check out this Charming 3 bedroom, 1 bath home located in Little Falls. Sitting atop the peaceful Marco Terrace, this home has spacious rooms and a large yard which creates privacy while still remaining in the city. This property has much potential with just a bit of TLC! Off street parking is provided in the winter and a safe turnaround is located atop the hill. Purchase a property for a great price and give it your own charm and charter!

Key facts

• 6,020 sq ft lot
• Built 1864
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Cap rate 74.4% vs local median 8.0% in Little Falls — 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 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 $2k of equity ($103 loan paydown + $1k 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $85k (85%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1864 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $14,900

Questions for the listing agent

1. Built in 1864 — 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. 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.
4. 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.
5. 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: 8.06% ✓
• Cap rate: 74.43%
• Cash-on-cash: 243.34%
• DSCR: 11.83
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $155,827
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Woodside Ave	0.19mi	3/1.5	1,400 (+2%)	8mo	$176,500	$126	80
222 Church St	0.20mi	3/1.0	1,426 (+3%)	8mo	$148,000	$104	79
118 Prospect St	0.29mi	3/1.5	1,310 (-5%)	1mo	$152,000	$116	76
24 King St	0.22mi	4/1.0 (+1)	1,432 (+4%)	6mo	$15,000	$10	73
34 Arthur St	0.11mi	3/1.0	1,288 (-7%)	13mo	$159,000	$123	73
172 Furnace St	0.03mi	3/0.5	1,222 (-11%)	6mo	$14,000	$11	73
87 Prospect St	0.34mi	3/1.5	1,400 (+2%)	13mo	$100,000	$71	68
240 Church St	0.22mi	3/1.0	1,232 (-11%)	7mo	$155,000	$126	66
12 Woodside Ave	0.21mi	3/2.0	1,416 (+3%)	20mo	$160,000	$113	66
26 Top Notch Dr	0.51mi	3/2.0	1,344 (-2%)	20mo	$192,000	$143	52
312 W Monroe St	0.41mi	4/1.5 (+1)	1,467 (+6%)	16mo	$96,000	$65	50
22 High St	0.65mi	3/1.0	1,520 (+10%)	9mo	$115,000	$76	45

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: —
• Equity multiple: 15.86×
• Total profit: $62,016
• Equity at exit: $13,423

10-year hold

• IRR: —
• Equity multiple: 34.63×
• Total profit: $140,290
• Equity at exit: $28,947

Cash invested: $4,172 (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 13365

• Home prices YoY: 9.9%
• Active inventory: 66
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$78
• Tax est. 1.5%: −$19 /mo · $224/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $846

Break-even live

Break-even rent $130

Max offer price $14,900

Occupancy floor 25%

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: $3,725
• Closing costs: $447
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-08
   days on market $14,900 Active 5 DOM
2. 2026-06-07
   days on market $14,900 Active 4 DOM
3. 2026-06-07
   days on market $14,900 Active 3 DOM
4. 2026-06-04
   pricestatusdays on marketlisting id $14,900 Active 1 DOM
5. 2026-03-06
   status Pending
6. 2026-03-06
   historical Active Under Contract
7. 2026-03-03
   price $10,000
8. 2025-12-12
   status Active
9. 2025-08-15
   historical Active Under Contract
10. 2025-06-02
    price $29,900
11. 2025-03-28
    listed $99,900 Active
12. 2018-10-30
    historical
13. 2017-10-03
    listed $44,900
14. 2002-10-09
    soldstatus $12,000
15. 1994-10-26
    soldstatus $37,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 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: $14,415
• − Mortgage interest: −$835
• − Property taxes: −$224
• − Insurance: −$74
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$433
• Taxable income: $10,543
• Est. tax owed @ 24.0%: −$2,530
• After-tax cash flow: $7,622/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

-73.0% since first listed

11 events — show timeline

• 2026-03-06 Pending — CNYIS
• 2026-03-06 Contingent — CNYIS
• 2026-03-03 Price Changed $10,000 CNYIS
• 2025-12-12 Relisted — CNYIS
• 2025-08-15 Contingent — CNYIS
• 2025-06-02 Price Changed $29,900 CNYIS
• 2025-03-28 Listed $99,900 CNYIS
• 2018-10-30 Listing Removed — CNYIS
• 2017-10-03 Listed $44,900 CNYIS
• 2002-10-09 Sold (Public Records) $12,000 Public Records
• 1994-10-26 Sold (Public Records) $37,000 Public Records

Property tax history

+11.3%/yr

Latest (2025): $1,507 · +2.0% YoY. Source: county tax records.