32-34 Flint Ave · Little Falls, NY 13365

$125,000

6 bd · 3.0 ba · 3,916 sqft · MultiFamily · 83 Days on market

Built 1900 Poor condition Est $125k · at est. ↓ 4% 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 +7.6/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

32–34 Flint Ave, Little Falls, NY $129,900 | 3 Units | 6 Beds | 3 Baths Excellent opportunity to own a three-unit multifamily property in the City of Little Falls. This solid investment features three separate apartments, each offering comfortable layouts and strong rental potential. With a total of 6 bedrooms and 3 full bathrooms, this property is ideal for investors looking to expand their portfolio or owner-occupants seeking additional income. The building offers a functional layout, separate entrances, and is situated on a quiet street close to local amenities, shopping, and schools. With the right vision, this property presents an excellent value-add opportunity and the chanc

Key facts

• Quiet street
• Functional layout
• Separate entrances

Tags

• STRONG RENTAL POTENTIAL
• FUNCTIONAL LAYOUT
• SEPARATE ENTRANCES
• QUIET STREET
• CLOSE TO LOCAL AMENITIES
• VALUE ADD OPPORTUNITY

Property features AI

Finance

• Financial info: Building has 3 total units with separate gas and electric meters for each unit; One unit currently rented month-to-month for $800; Owner pays water; water expense may be included in operating considerations; Operating expenses may include insurance, structure maintenance, general maintenance, and water/sewer

Exterior

• Parking: One parking space
• Utilities: Public water connected; Sewer connected
• Home design: 2-story building; Existing/resale property
• Construction: Brick and vinyl siding exterior with foam insulation
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 57 x 64

Interior

• Kitchen: Eat-in kitchens in some units; Formal dining room in at least one unit
• Bedrooms: Unit mix includes 1-bedroom, 2-bedroom, and 3-bedroom units (unit levels not specified)
• Flooring: Hardwood; Tile; Vinyl; Varies
• Bathrooms: Three full bathrooms total in the building; each unit has one full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Hardwood, tile, vinyl, and mixed flooring
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $125k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $562/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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: 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 ($864 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 $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 2.01% ✓
• Cap rate: 17.08%
• Cash-on-cash: 38.53%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $125,312
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
628 John St	0.52mi	6/4.0	3,696 (-6%)	3mo	$117,000	$32	60
598 E John St	0.47mi	6/3.5	3,549 (-9%)	19mo	$95,000	$27	45
86 Prospect St	0.40mi	7/2.5 (+1)	3,508 (-10%)	18mo	$159,000	$45	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: 54.0%
• Equity multiple: 4.99×
• Total profit: $139,691
• Equity at exit: $112,610

10-year hold

• IRR: 47.6%
• Equity multiple: 11.15×
• Total profit: $355,157
• Equity at exit: $242,848

Cash invested: $35,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,516 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $1,124

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,210	-5% $1,167	+0% $1,124	+5% $1,081	+10% $1,037
Rent	-10% $925	-5% $1,024	+0% $1,124	+5% $1,223	+10% $1,323
Rate	-1.0pp $1,187	-0.5pp $1,156	base $1,124	+0.5pp $1,091	+1.0pp $1,058

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$2,516
Total (2 units)			$2,516

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-05
   status Pending
2. 2026-03-16
   price $125,000
3. 2026-02-11
   listed $129,900 Active

ⓘ 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 · 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: $30,192
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,415
• − Management: −$2,415
• − Depreciation: −$3,636
• Taxable income: $12,223
• Est. tax owed @ 24.0%: −$2,934
• After-tax cash flow: $10,552/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.

Condition & rehab AI · 14 photos

Poor 20/100 Extensive rehab

This three-unit multifamily property requires extensive repairs and updates to improve its condition and increase its resale and rental value.

Repairs flagged

• Major roof replacement — The roof is heavily damaged and requires a complete replacement to prevent further water damage.
• Major exterior wall repairs — The exterior walls are in poor condition and need to be repaired or replaced to prevent further structural issues.
• Major flooring replacement — The flooring is old and worn, and needs to be replaced to improve the overall condition of the home.
• Major interior wall and ceiling repairs — The interior walls and ceilings are in poor condition and need to be repaired or replaced to improve the overall condition of the home.
• Major bathroom updates — The bathrooms are in poor condition and need to be updated to improve the overall condition of the home.
• Major kitchen updates — The kitchen is in poor condition and needs to be updated to improve the overall condition of the home.
• Major HVAC replacement — The HVAC system is old and in need of replacement to improve the overall comfort and energy efficiency of the home.

Value-add opportunities

• Both roof replacement — A new roof will improve the overall condition of the home and increase its resale and rental value.
• Both exterior wall repairs — Repairing the exterior walls will improve the overall condition of the home and increase its resale and rental value.
• Both flooring replacement — Replacing the flooring will improve the overall condition of the home and increase its resale and rental value.
• Both interior wall and ceiling repairs — Repairing the interior walls and ceilings will improve the overall condition of the home and increase its resale and rental value.
• Both bathroom updates — Updating the bathrooms will improve the overall condition of the home and increase its resale and rental value.
• Both kitchen updates — Updating the kitchen will improve the overall condition of the home and increase its resale and rental value.
• Both HVAC replacement — Replacing the HVAC system will improve the overall comfort and energy efficiency of the home and increase its resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof replacement · The roof is heavily damaged and requires a complete replacement to prevent further water damage.	Major	$15,000–50,000
exterior wall repairs · The exterior walls are in poor condition and need to be repaired or replaced to prevent further structural issues.	Major	$15,000–50,000
flooring replacement · The flooring is old and worn, and needs to be replaced to improve the overall condition of the home.	Major	$15,000–50,000
interior wall and ceiling repairs · The interior walls and ceilings are in poor condition and need to be repaired or replaced to improve the overall condition of the home.	Major	$15,000–50,000
bathroom updates · The bathrooms are in poor condition and need to be updated to improve the overall condition of the home.	Major	$15,000–50,000
kitchen updates · The kitchen is in poor condition and needs to be updated to improve the overall condition of the home.	Major	$15,000–50,000
HVAC replacement · The HVAC system is old and in need of replacement to improve the overall comfort and energy efficiency of the home.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both roof replacement — A new roof will improve the overall condition of the home and increase its resale and rental value. ↑
• Both exterior wall repairs — Repairing the exterior walls will improve the overall condition of the home and increase its resale and rental value. ↑
• Both flooring replacement — Replacing the flooring will improve the overall condition of the home and increase its resale and rental value. ↑
• Both interior wall and ceiling repairs — Repairing the interior walls and ceilings will improve the overall condition of the home and increase its resale and rental value. ↑
• Both bathroom updates — Updating the bathrooms will improve the overall condition of the home and increase its resale and rental value. ↑
• Both kitchen updates — Updating the kitchen will improve the overall condition of the home and increase its resale and rental value. ↑
• Both HVAC replacement — Replacing the HVAC system will improve the overall comfort and energy efficiency of the home and increase its resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-3.8% since first listed

3 events — show timeline

• 2026-05-05 Pending — CNYIS
• 2026-03-16 Price Changed $125,000 CNYIS
• 2026-02-11 Listed $129,900 CNYIS