163 Creek Rd · Little Falls, NY 13365

$89,900

2 bd · 2.0 ba · 1,414 sqft · SingleFamily public records · 3 Days on market

Built 1850 0.60 ac lot $64/sqft · 64% below area

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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 +27.2/30.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• 1% rule +7.6/10.0
• 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 MLS

Situated on approximately 0.6 acres, this property offers a unique opportunity for buyers seeking a renovation or investment project in the Little Falls area. The existing structure provides a solid starting point for improvements and updates, with potential for customization to suit a variety of needs and preferences. Natural light flows through the home's windows, and the property features views of a nearby creek that enhance the setting. Convenient access to the New York State Thruway and surrounding scenic routes adds to the property's accessibility and appeal. This property is being offered as an opportunity for buyers looking to add value through renovation and improvements. Seller financing may be available for qualified buyers. Showing Requirements: Listing agent must be present for all showings. Proof of funds or financing pre-approval is required prior to confirming appointments.

Key facts

• 0.6 acre lot
• Built 1850
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 9.7% vs local median 8.0% in Little Falls — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k 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.
• 14 sale attempts since 20y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $90k implies a 499% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1850 — 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: 1.26% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.25%
• DSCR: 1.55
• GRM: 6.6

CMA / ARV

• ARV (median comp): $246,543
• List price: $89,900
• Delta: -61.47%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 3.60×
• Total profit: $65,360
• Equity at exit: $80,989

10-year hold

• IRR: 28.7%
• Equity multiple: 8.14×
• Total profit: $179,659
• Equity at exit: $174,656

Cash invested: $25,172 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$131 /mo · $1,570/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $257

Break-even live

Break-even rent $810

Max offer price $89,900

Occupancy floor 72%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-18
   days on market $89,900 Active 3 DOM
2. 2026-06-17
   days on market $89,900 Active 2 DOM
3. 2026-06-16
   pricedays on marketlisting id $89,900 Active 1 DOM
4. 2026-06-12
   days on market $95,000 Active 92 DOM
5. 2026-06-09
   days on market $95,000 Active 89 DOM
6. 2026-06-08
   days on market $95,000 Active 88 DOM
7. 2026-06-07
   days on market $95,000 Active 87 DOM
8. 2026-06-07
   days on market $95,000 Active 86 DOM
9. 2026-06-04
   days on market $95,000 Active 83 DOM
10. 2026-06-02
    days on market $95,000 Active 82 DOM
11. 2026-06-01
    price $95,000 Active 81 DOM
12. 2026-06-01
    days on market $105,000 Active 81 DOM
13. 2026-05-31
    days on market $105,000 Active 80 DOM
14. 2026-03-12
    listed $105,000 Active 912-char remark

    Show marketing remark (912 chars)

    Situated on approximately 0.6 acres, this property offers a unique opportunity for buyers seeking a renovation or investment project in the Little Falls area. The existing structure provides a solid starting point for improvements and updates, with potential for customization to suit a variety of needs and preferences. Natural light flows through the home's windows, and the property features views of a nearby creek that enhance the setting. Convenient access to the New York State Thruway and surrounding scenic routes adds to the property's accessibility and appeal. This property is being offered as an opportunity for buyers looking to add value through renovation and improvements. Seller financing may be available for qualified buyers. Showing Requirements: Listing agent must be present for all showings. Proof of funds or financing pre-approval is required prior to confirming appointments.

15. 2025-09-30
    status Active
16. 2025-07-23
    status Active
17. 2025-04-25
    status Pending
18. 2025-04-25
    historical
19. 2025-04-25
    historical
20. 2025-04-23
    price $105,000
21. 2025-03-27
    listed $89,900 Active
22. 2025-03-26
    historical
23. 2025-03-03
    listed $89,900 Active
24. 2021-11-28
    historical
25. 2020-11-29
    listed $110,900 Active
26. 2018-12-30
    historical
27. 2018-06-25
    listed $89,900
28. 2018-04-24
    listed $90,000
29. 2017-08-27
    historical
30. 2017-02-27
    listed $85,000
31. 2016-05-27
    historical
32. 2015-05-27
    listed $79,900
33. 2015-04-30
    historical
34. 2014-11-03
    listed $75,000
35. 2014-02-28
    historical
36. 2013-05-02
    listed $80,000
37. 2009-09-08
    historical
38. 2009-03-08
    listed $67,500
39. 2006-03-25
    listed $79,900
40. 1994-05-26
    soldstatus $15,000

ⓘ 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: $1,570 · $131/mo
• Projected year-2 tax: $1,570 · $131/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 4/10 Moderate FEMA zone X · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $13,622
• − Mortgage interest: −$5,036
• − Property taxes: −$1,570
• − Insurance: −$450
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$2,615
• Taxable income: $1,772
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $2,659/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

• 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

+600.0% since first listed

27 events — show timeline

• 2026-03-12 Listed $105,000 Global MLS
• 2025-09-30 Relisted — Global MLS
• 2025-07-23 Relisted — Global MLS
• 2025-04-25 Pending — Global MLS
• 2025-04-25 Listing Removed — Global MLS
• 2025-04-25 Listing Removed — Global MLS
• 2025-04-23 Price Changed $105,000 Global MLS
• 2025-03-27 Listed $89,900 Global MLS
• 2025-03-26 Listing Removed — Global MLS
• 2025-03-03 Listed $89,900 Global MLS
• 2021-11-28 Listing Removed — CNYIS
• 2020-11-29 Listed $110,900 CNYIS
• 2018-12-30 Listing Removed — CNYIS
• 2018-06-25 Listed $89,900 CNYIS
• 2018-04-24 Listed $90,000 CNYIS
• 2017-08-27 Listing Removed — CNYIS
• 2017-02-27 Listed $85,000 CNYIS
• 2016-05-27 Listing Removed — CNYIS
• 2015-05-27 Listed $79,900 CNYIS
• 2015-04-30 Listing Removed — CNYIS
• 2014-11-03 Listed $75,000 CNYIS
• 2014-02-28 Listing Removed — CNYIS
• 2013-05-02 Listed $80,000 CNYIS
• 2009-09-08 Listing Removed — CNYIS
• 2009-03-08 Listed $67,500 CNYIS
• 2006-03-25 Listed $79,900 CNYIS
• 1994-05-26 Sold (Public Records) $15,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,570 · +1.7% YoY. Source: county tax records.