579 John St · Little Falls, NY 13365

$52,000

4 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 494 Days on market

Built 1900 2,500 sqft lot $47/sqft · 55% 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 +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 MLS

Welcome to 579 John St, a fantastic opportunity to own a home with endless potential. Located in the charming neighborhood of Little Falls, this property was built in 1900, and offers 1,102 square feet of living space with four bedrooms and one bathroom, and is just waiting for you to bring it back to life. Currently in need of some TLC, this house offers the perfect opportunity to make it your dream home. With a little creativity and effort, you can transform this space into something truly special. The home features a spacious layout with plenty of room for customization. Whether you’re looking to redesign the interior or update the exterior, this property gives you the flexibility to create a home that perfectly suits your style and needs. Situated in a prime location, 579 John St is close to local amenities, schools, parks, and transportation, providing convenience and ease for everyday living. The large lot also offers opportunities for outdoor activities, gardening, or even expanding the property. With your vision and a little TLC, this house can become the home you’ve always dreamed of. Don’t miss out on this rare opportunity to invest in a property with such great potential. 579 John St is waiting for you to bring it to life!

Key facts

• 2,500 sq ft lot
• Built 1900
• Listed 494 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $46k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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 $6k of equity ($360 loan paydown + $5k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 494 days — a 12% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $3k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 494 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.17% ✓
• Cap rate: 17.15%
• Cash-on-cash: 38.78%
• DSCR: 2.73
• GRM: 3.8

CMA / ARV

• ARV (median comp): $115,772
• List price: $52,000
• Delta: -55.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Ward St	0.33mi	3/2.0 (-1)	1,147 (+4%)	3mo	$40,000	$35	66
172 Furnace St	0.74mi	3/0.5 (-1)	1,222 (+11%)	6mo	$14,000	$11	35

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: 54.2%
• Equity multiple: 5.01×
• Total profit: $58,342
• Equity at exit: $46,846

10-year hold

• IRR: 47.8%
• Equity multiple: 11.19×
• Total profit: $148,352
• Equity at exit: $101,025

Cash invested: $14,560 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$127 /mo · $1,527/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $470

Break-even live

Break-even rent $534

Max offer price $52,000

Occupancy floor 53%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $52,000 Active 494 DOM
2. 2026-06-17
   days on market $52,000 Active 493 DOM
3. 2026-06-16
   days on market $52,000 Active 492 DOM
4. 2026-06-15
   days on market $52,000 Active 491 DOM
5. 2026-06-13
   days on market $52,000 Active 489 DOM
6. 2026-06-12
   days on market $52,000 Active 488 DOM
7. 2026-06-09
   days on market $52,000 Active 485 DOM
8. 2026-06-08
   days on market $52,000 Active 484 DOM
9. 2026-06-07
   days on market $52,000 Active 483 DOM
10. 2026-06-07
    days on market $52,000 Active 482 DOM
11. 2026-06-04
    days on market $52,000 Active 479 DOM
12. 2026-06-02
    days on market $52,000 Active 478 DOM
13. 2026-06-01
    days on market $52,000 Active 477 DOM
14. 2026-05-31
    days on market $52,000 Active 476 DOM
15. 2026-03-11
    status Active 1271-char remark

    Show marketing remark (1271 chars)

    Welcome to 579 John St, a fantastic opportunity to own a home with endless potential. Located in the charming neighborhood of Little Falls, this property was built in 1900, and offers 1,102 square feet of living space with four bedrooms and one bathroom, and is just waiting for you to bring it back to life. Currently in need of some TLC, this house offers the perfect opportunity to make it your dream home. With a little creativity and effort, you can transform this space into something truly special. The home features a spacious layout with plenty of room for customization. Whether you’re looking to redesign the interior or update the exterior, this property gives you the flexibility to create a home that perfectly suits your style and needs. Situated in a prime location, 579 John St is close to local amenities, schools, parks, and transportation, providing convenience and ease for everyday living. The large lot also offers opportunities for outdoor activities, gardening, or even expanding the property. With your vision and a little TLC, this house can become the home you’ve always dreamed of. Don’t miss out on this rare opportunity to invest in a property with such great potential. 579 John St is waiting for you to bring it to life!

16. 2026-03-11
    price $52,000 1271-char remark

    Show marketing remark (1271 chars)

    Welcome to 579 John St, a fantastic opportunity to own a home with endless potential. Located in the charming neighborhood of Little Falls, this property was built in 1900, and offers 1,102 square feet of living space with four bedrooms and one bathroom, and is just waiting for you to bring it back to life. Currently in need of some TLC, this house offers the perfect opportunity to make it your dream home. With a little creativity and effort, you can transform this space into something truly special. The home features a spacious layout with plenty of room for customization. Whether you’re looking to redesign the interior or update the exterior, this property gives you the flexibility to create a home that perfectly suits your style and needs. Situated in a prime location, 579 John St is close to local amenities, schools, parks, and transportation, providing convenience and ease for everyday living. The large lot also offers opportunities for outdoor activities, gardening, or even expanding the property. With your vision and a little TLC, this house can become the home you’ve always dreamed of. Don’t miss out on this rare opportunity to invest in a property with such great potential. 579 John St is waiting for you to bring it to life!

17. 2026-02-16
    status Pending 1271-char remark

    Show marketing remark (1271 chars)

    Welcome to 579 John St, a fantastic opportunity to own a home with endless potential. Located in the charming neighborhood of Little Falls, this property was built in 1900, and offers 1,102 square feet of living space with four bedrooms and one bathroom, and is just waiting for you to bring it back to life. Currently in need of some TLC, this house offers the perfect opportunity to make it your dream home. With a little creativity and effort, you can transform this space into something truly special. The home features a spacious layout with plenty of room for customization. Whether you’re looking to redesign the interior or update the exterior, this property gives you the flexibility to create a home that perfectly suits your style and needs. Situated in a prime location, 579 John St is close to local amenities, schools, parks, and transportation, providing convenience and ease for everyday living. The large lot also offers opportunities for outdoor activities, gardening, or even expanding the property. With your vision and a little TLC, this house can become the home you’ve always dreamed of. Don’t miss out on this rare opportunity to invest in a property with such great potential. 579 John St is waiting for you to bring it to life!

18. 2025-01-17
    listed $55,000 Active 1271-char remark

    Show marketing remark (1271 chars)

    Welcome to 579 John St, a fantastic opportunity to own a home with endless potential. Located in the charming neighborhood of Little Falls, this property was built in 1900, and offers 1,102 square feet of living space with four bedrooms and one bathroom, and is just waiting for you to bring it back to life. Currently in need of some TLC, this house offers the perfect opportunity to make it your dream home. With a little creativity and effort, you can transform this space into something truly special. The home features a spacious layout with plenty of room for customization. Whether you’re looking to redesign the interior or update the exterior, this property gives you the flexibility to create a home that perfectly suits your style and needs. Situated in a prime location, 579 John St is close to local amenities, schools, parks, and transportation, providing convenience and ease for everyday living. The large lot also offers opportunities for outdoor activities, gardening, or even expanding the property. With your vision and a little TLC, this house can become the home you’ve always dreamed of. Don’t miss out on this rare opportunity to invest in a property with such great potential. 579 John St is waiting for you to bring it to life!

19. 2024-03-21
    historical
20. 2024-03-20
    historical
21. 2023-10-25
    price $60,000
22. 2022-12-15
    listed $25,000 Active
23. 2007-11-07
    soldstatus $35,000
24. 2003-04-14
    historical
25. 2002-10-16
    listed $41,500

ⓘ 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: $1,527 · $127/mo
• Projected year-2 tax: $1,527 · $127/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥95°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: $13,551
• − Mortgage interest: −$2,913
• − Property taxes: −$1,527
• − Insurance: −$260
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$1,513
• Taxable income: $5,170
• Est. tax owed @ 24.0%: −$1,241
• After-tax cash flow: $4,405/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

+25.3% since first listed

11 events — show timeline

• 2026-03-11 Relisted — CNYIS
• 2026-03-11 Price Changed $52,000 CNYIS
• 2026-02-16 Pending — CNYIS
• 2025-01-17 Listed $55,000 CNYIS
• 2024-03-21 Listing Removed — CNYIS
• 2024-03-20 Listing Removed — CNYIS
• 2023-10-25 Price Changed $60,000 CNYIS
• 2022-12-15 Listed $25,000 CNYIS
• 2007-11-07 Sold (Public Records) $35,000 Public Records
• 2003-04-14 Listing Removed — CNYIS
• 2002-10-16 Listed $41,500 CNYIS

Property tax history

+11.0%/yr

Latest (2025): $1,527 · +2.0% YoY. Source: county tax records.