82 W Monroe St · Little Falls, NY 13365

$119,900

3 bd · 2.0 ba · 1,526 sqft · MultiFamily public records · 135 Days on market

Built 1889 4,360 sqft lot $79/sqft · 11% below area Est $135k · 11% under

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Why this score? — see what drove the A- 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
• ARV discount +12.5/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.5/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to 82 West Monroe Street in Little Falls — a standout two-unit property packed with character, flexibility, and income potential. Whether you’re an investor searching for a strong addition to your portfolio or a buyer looking to live in one unit while the other helps pay the mortgage, this property offers a smart opportunity in a prime city location. Inside, both units feature bright, airy interiors with generous room sizes and classic hardwood flooring that showcases the home’s timeless charm. Sunlight pours through large windows, creating warm and welcoming living spaces that feel open and comfortable. Each apartment offers its own kitchen, functional layout, and private living areas, making it ideal for tenants or extended family living. The thoughtful separation of spaces provides privacy while maintaining the charm of a classic Little Falls home. Outside, the covered front porch adds curb appeal and a welcoming first impression — the perfect spot to relax and enjoy the neighborhood atmosphere. A full basement offers excellent storage and utility space, while the manageable lot keeps maintenance simple and efficient. The property’s location places you just minutes from downtown shops, restaurants, schools, and major routes, making it highly attractive for both owners and renters. Whether your goal is steady rental income, owner-occupied investment, or long-term appreciation, 82 West Monroe Street delivers value, versatility, and classic appeal in one complete package. Multi-family opportunities like this in Little Falls don’t last — schedule your showing and see the potential for yourself.

Key facts

• Large windows
• Private living areas
• Covered front porch

Tags

• TWO UNIT PROPERTY
• BRIGHT AIRY INTERIORS
• CLASSIC HARDWOOD FLOORING
• LARGE WINDOWS
• PRIVATE LIVING AREAS
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 $13k of equity ($829 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 ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $120k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1889 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.45% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.94%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (median comp): $135,000
• List price: $119,900
• Delta: -11.19%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
539 Garden St	0.35mi	3/2.0	1,716 (+12%)	5mo	$135,000	$79	59
92 Hancock St	0.69mi	2/2.0 (-1)	1,397 (-8%)	8mo	$124,000	$89	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: 38.4%
• Equity multiple: 3.95×
• Total profit: $99,081
• Equity at exit: $108,015

10-year hold

• IRR: 33.1%
• Equity multiple: 8.90×
• Total profit: $265,306
• Equity at exit: $232,939

Cash invested: $33,572 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,735 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$162 /mo · $1,945/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $530

Break-even live

Break-even rent $1,064

Max offer price $119,900

Occupancy floor 64%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,736
Total (2 units)			$1,735

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $119,900 Active 135 DOM
2. 2026-06-18
   price $119,900 Active 134 DOM
3. 2026-06-17
   days on market $124,900 Active 134 DOM
4. 2026-06-16
   days on market $124,900 Active 133 DOM
5. 2026-06-15
   days on market $124,900 Active 132 DOM
6. 2026-06-13
   days on market $124,900 Active 130 DOM
7. 2026-06-12
   days on market $124,900 Active 129 DOM
8. 2026-06-09
   days on market $124,900 Active 126 DOM
9. 2026-06-08
   days on market $124,900 Active 125 DOM
10. 2026-06-07
    days on market $124,900 Active 124 DOM
11. 2026-06-07
    days on market $124,900 Active 123 DOM
12. 2026-06-04
    days on market $124,900 Active 120 DOM
13. 2026-06-02
    days on market $124,900 Active 119 DOM
14. 2026-06-01
    days on market $124,900 Active 118 DOM
15. 2026-05-31
    days on market $124,900 Active 117 DOM
16. 2026-05-05
    price $124,900 1670-char remark

    Show marketing remark (1670 chars)

    Welcome to 82 West Monroe Street in Little Falls — a standout two-unit property packed with character, flexibility, and income potential. Whether you’re an investor searching for a strong addition to your portfolio or a buyer looking to live in one unit while the other helps pay the mortgage, this property offers a smart opportunity in a prime city location. Inside, both units feature bright, airy interiors with generous room sizes and classic hardwood flooring that showcases the home’s timeless charm. Sunlight pours through large windows, creating warm and welcoming living spaces that feel open and comfortable. Each apartment offers its own kitchen, functional layout, and private living areas, making it ideal for tenants or extended family living. The thoughtful separation of spaces provides privacy while maintaining the charm of a classic Little Falls home. Outside, the covered front porch adds curb appeal and a welcoming first impression — the perfect spot to relax and enjoy the neighborhood atmosphere. A full basement offers excellent storage and utility space, while the manageable lot keeps maintenance simple and efficient. The property’s location places you just minutes from downtown shops, restaurants, schools, and major routes, making it highly attractive for both owners and renters. Whether your goal is steady rental income, owner-occupied investment, or long-term appreciation, 82 West Monroe Street delivers value, versatility, and classic appeal in one complete package. Multi-family opportunities like this in Little Falls don’t last — schedule your showing and see the potential for yourself.

17. 2026-04-01
    price $129,900 1670-char remark

    Show marketing remark (1670 chars)

    Welcome to 82 West Monroe Street in Little Falls — a standout two-unit property packed with character, flexibility, and income potential. Whether you’re an investor searching for a strong addition to your portfolio or a buyer looking to live in one unit while the other helps pay the mortgage, this property offers a smart opportunity in a prime city location. Inside, both units feature bright, airy interiors with generous room sizes and classic hardwood flooring that showcases the home’s timeless charm. Sunlight pours through large windows, creating warm and welcoming living spaces that feel open and comfortable. Each apartment offers its own kitchen, functional layout, and private living areas, making it ideal for tenants or extended family living. The thoughtful separation of spaces provides privacy while maintaining the charm of a classic Little Falls home. Outside, the covered front porch adds curb appeal and a welcoming first impression — the perfect spot to relax and enjoy the neighborhood atmosphere. A full basement offers excellent storage and utility space, while the manageable lot keeps maintenance simple and efficient. The property’s location places you just minutes from downtown shops, restaurants, schools, and major routes, making it highly attractive for both owners and renters. Whether your goal is steady rental income, owner-occupied investment, or long-term appreciation, 82 West Monroe Street delivers value, versatility, and classic appeal in one complete package. Multi-family opportunities like this in Little Falls don’t last — schedule your showing and see the potential for yourself.

18. 2026-02-03
    listed $139,900 Active 1670-char remark

    Show marketing remark (1670 chars)

    Welcome to 82 West Monroe Street in Little Falls — a standout two-unit property packed with character, flexibility, and income potential. Whether you’re an investor searching for a strong addition to your portfolio or a buyer looking to live in one unit while the other helps pay the mortgage, this property offers a smart opportunity in a prime city location. Inside, both units feature bright, airy interiors with generous room sizes and classic hardwood flooring that showcases the home’s timeless charm. Sunlight pours through large windows, creating warm and welcoming living spaces that feel open and comfortable. Each apartment offers its own kitchen, functional layout, and private living areas, making it ideal for tenants or extended family living. The thoughtful separation of spaces provides privacy while maintaining the charm of a classic Little Falls home. Outside, the covered front porch adds curb appeal and a welcoming first impression — the perfect spot to relax and enjoy the neighborhood atmosphere. A full basement offers excellent storage and utility space, while the manageable lot keeps maintenance simple and efficient. The property’s location places you just minutes from downtown shops, restaurants, schools, and major routes, making it highly attractive for both owners and renters. Whether your goal is steady rental income, owner-occupied investment, or long-term appreciation, 82 West Monroe Street delivers value, versatility, and classic appeal in one complete package. Multi-family opportunities like this in Little Falls don’t last — schedule your showing and see the potential for yourself.

19. 2016-10-07
    soldstatus $48,000

ⓘ 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: $1,945 · $162/mo
• Projected year-2 tax: $1,986 · $165/mo
• Expected delta: +$41/yr (+$3/mo · 2.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $20,820
• − Mortgage interest: −$6,716
• − Property taxes: −$1,945
• − Insurance: −$600
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$3,488
• Taxable income: $4,740
• Est. tax owed @ 24.0%: −$1,138
• After-tax cash flow: $5,221/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

+160.2% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $124,900 CNYIS
• 2026-04-01 Price Changed $129,900 CNYIS
• 2026-02-03 Listed $139,900 CNYIS
• 2016-10-07 Sold (Public Records) $48,000 Public Records

Property tax history

+19.1%/yr

Latest (2025): $1,945 · +2.0% YoY. Source: county tax records.