133 Loomis St · Little Falls, NY 13365

$29,999

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 79 Days on market

Built 1870 6,098 sqft lot ↓ 50% since listing

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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
• Appreciation +10.0/10.0
• 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

133 Loomis St, Little Falls, NY 13365 - Cash Only Rehab Opportunity Ready for your renovations! This property is a value-add investment opportunity for buyers looking for a full rehab project with strong upside potential. Bring your vision and transform this home into a profitable flip or long-term rental. Cash only. Assignment of contract. 10% deposit due at signing.

Key facts

• 6,098 sq ft lot
• 3 parking spots
• Built 1870

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $719 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate 35.1% 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: amenities F, commute F, employment 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.
• Zoned schools: Benton Hall Academy (math 37% / reading 47%, grade F, #1,361 of 2,108 statewide, top 67%, 479 students, 56% FRL); Little Falls Middle School (math 12% / reading 37%, grade F, #611 of 729 statewide, top 88%, 242 students, 61% FRL); Little Falls High School (math 87% / reading 77%, grade A, #452 of 1,100 statewide, top 44%, 331 students, 59% FRL) — zoned schools average 59% FRL vs 43% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $3k of equity ($207 loan paydown + $3k 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, 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 79 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask has dropped $15k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $28,199 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.91% ✓
• Cap rate: 35.05%
• Cash-on-cash: 102.70%
• DSCR: 5.57
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $104,280
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Loomis St	0.03mi	2/2.0 (-1)	1,358 (+3%)	2mo	$107,000	$79	83
227 Loomis St	0.23mi	3/1.0	1,404 (+6%)	10mo	$115,000	$82	70
39 Ward St	0.12mi	3/2.0	1,147 (-13%)	3mo	$40,000	$35	66
26 Petrie St	0.19mi	3/1.5	1,456 (+10%)	18mo	$155,000	$106	57
266 Loomis St	0.32mi	4/1.5 (+1)	1,496 (+13%)	17mo	$70,100	$47	42

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: 8.40×
• Total profit: $62,143
• Equity at exit: $27,025

10-year hold

• IRR: —
• Equity multiple: 18.50×
• Total profit: $147,030
• Equity at exit: $58,281

Cash invested: $8,400 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $719

Break-even live

Break-even rent $262

Max offer price $29,999

Occupancy floor 34%

Sensitivity live

Price	-10% $740	-5% $729	+0% $719	+5% $709	+10% $698
Rent	-10% $626	-5% $673	+0% $719	+5% $765	+10% $812
Rate	-1.0pp $734	-0.5pp $727	base $719	+0.5pp $711	+1.0pp $703

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-04-11
   status Pending
2. 2026-03-13
   price $29,999
3. 2026-03-06
   price $34,999
4. 2026-02-15
   price $39,999
5. 2026-01-22
   listed $44,999 Active
6. 2025-06-30
   historical
7. 2025-01-08
   listed $49,900 Active
8. 2024-06-26
   listed $37,500 Active
9. 2023-05-17
   historical
10. 2023-01-21
    price $50,000
11. 2023-01-20
    status Active
12. 2022-10-24
    status Pending Sale
13. 2022-07-22
    historical Continue to Show- Under Contract
14. 2022-07-01
    listed $60,000 Active
15. 2022-06-30
    historical
16. 2022-04-26
    price $60,000
17. 2022-02-28
    price $69,900
18. 2021-12-07
    listed $79,900 Active
19. 2016-10-03
    soldstatus $59,360
20. 2016-09-30
    soldstatus $59,360
21. 2014-09-05
    listed $59,900

ⓘ 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 3/10 Moderate 8 d/yr ≥96°F today · 18 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: $14,069
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$873
• Taxable income: $8,665
• Est. tax owed @ 24.0%: −$2,080
• After-tax cash flow: $6,547/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

-49.9% since first listed

21 events — show timeline

• 2026-04-11 Pending — Global MLS
• 2026-03-13 Price Changed $29,999 Global MLS
• 2026-03-06 Price Changed $34,999 Global MLS
• 2026-02-15 Price Changed $39,999 Global MLS
• 2026-01-22 Listed $44,999 Global MLS
• 2025-06-30 Listing Removed — CNYIS
• 2025-01-08 Listed $49,900 CNYIS
• 2024-06-26 Listed $37,500 CNYIS
• 2023-05-17 Listing Removed — CNYIS
• 2023-01-21 Price Changed $50,000 CNYIS
• 2023-01-20 Relisted — CNYIS
• 2022-10-24 Pending — CNYIS
• 2022-07-22 Contingent — CNYIS
• 2022-07-01 Listed $60,000 CNYIS
• 2022-06-30 Listing Removed — CNYIS
• 2022-04-26 Price Changed $60,000 CNYIS
• 2022-02-28 Price Changed $69,900 CNYIS
• 2021-12-07 Listed $79,900 CNYIS
• 2016-10-03 Sold (Public Records) $59,360 Public Records
• 2016-09-30 Sold (MLS) $59,360 CNYIS
• 2014-09-05 Listed $59,900 CNYIS

Property tax history

+1.6%/yr

Latest (2025): $1,548 · +2.0% YoY. Source: county tax records.