6 Webster St · Little Falls, NY 13365

$92,000

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 54 Days on market

Built 1890 5,662 sqft lot $70/sqft · 25% below area Est $123k · 25% 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Perched on a hill overlooking the Village of Little Falls, this spacious Colonial offers classic charm with modern comfort. Featuring 3 bedrooms and a full bath, the home includes a large kitchen perfect for gathering, a formal dining room for entertaining, and bright living spaces throughout. Enjoy your morning coffee on the enclosed front porch while taking in the elevated views. The home also offers laundry in the basement, a natural gas furnace for efficient heating, and the convenience of public water and sewer. Modern, fresh, and full of potential, this is a wonderful place to settle in and make lasting family memories.

Key facts

• Formal dining room
• Large kitchen
• Elevated views

Tags

• ENCLOSED FRONT PORCH
• LARGE KITCHEN
• FORMAL DINING ROOM
• ELEVATED VIEWS
• NATURAL GAS FURNACE
• PUBLIC WATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $89k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 ($636 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 $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,240 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1890 — 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: 1.26% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.71%
• DSCR: 1.61
• GRM: 6.6

CMA / ARV

• ARV (median comp): $122,953
• List price: $92,000
• Delta: -25.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Prospect St	0.46mi	3/1.5	1,310 (-0%)	1mo	$152,000	$116	75
24 King St	0.32mi	4/1.0 (+1)	1,432 (+9%)	6mo	$15,000	$10	60
34 Arthur St	0.59mi	3/1.0	1,288 (-2%)	13mo	$159,000	$123	59
172 Furnace St	0.49mi	3/0.5	1,222 (-7%)	6mo	$14,000	$11	58
87 Prospect St	0.41mi	3/1.5	1,400 (+7%)	13mo	$100,000	$71	57
240 Church St	0.69mi	3/1.0	1,232 (-6%)	7mo	$155,000	$126	52
34 Woodside Ave	0.66mi	3/1.5	1,400 (+7%)	8mo	$176,500	$126	50
222 Church St	0.65mi	3/1.0	1,426 (+9%)	8mo	$148,000	$104	49
554 W Main St	0.54mi	3/2.0	1,134 (-14%)	2mo	$127,836	$113	47
2 Willow St	0.50mi	3/1.0	1,426 (+9%)	23mo	$22,000	$15	43
12 Woodside Ave	0.68mi	3/2.0	1,416 (+8%)	20mo	$160,000	$113	35
242 Church St	0.69mi	4/1.5 (+1)	1,442 (+10%)	22mo	$137,000	$95	26

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: 34.4%
• Equity multiple: 3.67×
• Total profit: $68,860
• Equity at exit: $82,881

10-year hold

• IRR: 29.6%
• Equity multiple: 8.30×
• Total profit: $188,057
• Equity at exit: $178,736

Cash invested: $25,760 (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: $1,160 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$101 /mo · $1,212/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $294

Break-even live

Break-even rent $787

Max offer price $92,000

Occupancy floor 70%

Sensitivity live

Price	-10% $346	-5% $320	+0% $294	+5% $268	+10% $242
Rent	-10% $203	-5% $249	+0% $294	+5% $340	+10% $386
Rate	-1.0pp $341	-0.5pp $318	base $294	+0.5pp $270	+1.0pp $246

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $92,000 Active 54 DOM
2. 2026-06-18
   days on market $92,000 Active 52 DOM
3. 2026-06-17
   days on market $92,000 Active 51 DOM
4. 2026-06-16
   days on market $92,000 Active 50 DOM
5. 2026-06-15
   days on market $92,000 Active 49 DOM
6. 2026-06-13
   days on market $92,000 Active 47 DOM
7. 2026-06-12
   days on market $92,000 Active 46 DOM
8. 2026-06-09
   days on market $92,000 Active 43 DOM
9. 2026-06-08
   days on market $92,000 Active 42 DOM
10. 2026-06-07
    days on market $92,000 Active 41 DOM
11. 2026-06-07
    days on market $92,000 Active 40 DOM
12. 2026-06-04
    days on market $92,000 Active 37 DOM
13. 2026-06-02
    days on market $92,000 Active 36 DOM
14. 2026-06-01
    days on market $92,000 Active 35 DOM
15. 2026-05-31
    days on market $92,000 Active 34 DOM
16. 2026-05-08
    status Active 633-char remark

    Show marketing remark (633 chars)

    Perched on a hill overlooking the Village of Little Falls, this spacious Colonial offers classic charm with modern comfort. Featuring 3 bedrooms and a full bath, the home includes a large kitchen perfect for gathering, a formal dining room for entertaining, and bright living spaces throughout. Enjoy your morning coffee on the enclosed front porch while taking in the elevated views. The home also offers laundry in the basement, a natural gas furnace for efficient heating, and the convenience of public water and sewer. Modern, fresh, and full of potential, this is a wonderful place to settle in and make lasting family memories.

17. 2026-03-23
    historical 633-char remark

    Show marketing remark (633 chars)

    Perched on a hill overlooking the Village of Little Falls, this spacious Colonial offers classic charm with modern comfort. Featuring 3 bedrooms and a full bath, the home includes a large kitchen perfect for gathering, a formal dining room for entertaining, and bright living spaces throughout. Enjoy your morning coffee on the enclosed front porch while taking in the elevated views. The home also offers laundry in the basement, a natural gas furnace for efficient heating, and the convenience of public water and sewer. Modern, fresh, and full of potential, this is a wonderful place to settle in and make lasting family memories.

18. 2026-03-12
    listed $99,999 Active 633-char remark

    Show marketing remark (633 chars)

    Perched on a hill overlooking the Village of Little Falls, this spacious Colonial offers classic charm with modern comfort. Featuring 3 bedrooms and a full bath, the home includes a large kitchen perfect for gathering, a formal dining room for entertaining, and bright living spaces throughout. Enjoy your morning coffee on the enclosed front porch while taking in the elevated views. The home also offers laundry in the basement, a natural gas furnace for efficient heating, and the convenience of public water and sewer. Modern, fresh, and full of potential, this is a wonderful place to settle in and make lasting family memories.

19. 2024-04-26
    soldstatus $110,999
20. 2023-06-29
    historical
21. 2023-06-14
    listed $105,000 Active
22. 2023-06-09
    price $105,999
23. 2023-06-04
    price $105,000
24. 2023-06-03
    status Active
25. 2023-05-26
    historical Contingent
26. 2023-05-26
    historical
27. 2023-03-07
    price $109,999
28. 2023-02-15
    price $105,000
29. 2022-11-14
    soldstatus $60,000
30. 2022-11-13
    listed $58,000
31. 2022-11-02
    soldstatus $60,000
32. 2022-10-31
    listed $120,000 Active
33. 2022-10-25
    soldstatus $60,000 Closed Sale or Rented
34. 2022-07-05
    status Under Contract- Do Not Show
35. 2022-06-27
    historical Continue to Show- Under Contract
36. 2022-06-22
    listed $58,000 Active

ⓘ 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: $1,212 · $101/mo
• Projected year-2 tax: $1,383 · $115/mo
• Expected delta: +$172/yr (+$14/mo · 14.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $13,915
• − Mortgage interest: −$5,153
• − Property taxes: −$1,212
• − Insurance: −$460
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$2,676
• Taxable income: $2,187
• Est. tax owed @ 24.0%: −$525
• After-tax cash flow: $3,007/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

+72.4% since first listed

21 events — show timeline

• 2026-05-08 Relisted — Global MLS
• 2026-03-23 Listing Removed — Global MLS
• 2026-03-12 Listed $99,999 Global MLS
• 2024-04-26 Sold (Public Records) $110,999 Public Records
• 2023-06-29 Listing Removed — CNYIS
• 2023-06-14 Listed $105,000 CNYIS
• 2023-06-09 Price Changed $105,999 Global MLS
• 2023-06-04 Price Changed $105,000 Global MLS
• 2023-06-03 Relisted — Global MLS
• 2023-05-26 Contingent — Global MLS
• 2023-05-26 Listing Removed — Global MLS
• 2023-03-07 Price Changed $109,999 Global MLS
• 2023-02-15 Price Changed $105,000 Global MLS
• 2022-11-14 Sold (MLS) $60,000 Global MLS
• 2022-11-13 Listed $58,000 Global MLS
• 2022-11-02 Sold (Public Records) $60,000 Public Records
• 2022-10-31 Listed $120,000 Global MLS
• 2022-10-25 Sold (MLS) $60,000 CNYIS
• 2022-07-05 Pending — CNYIS
• 2022-06-27 Contingent — CNYIS
• 2022-06-22 Listed $58,000 CNYIS

Property tax history

+16.9%/yr

Latest (2025): $1,212 · +2.0% YoY. Source: county tax records.