182 Main Rd · East Herkimer, NY 13350

$132,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 69 Days on market

Built 1930 0.28 ac lot $111/sqft · 33% below area Est $197k · 33% under

---

Why this score? — see what drove the C+ 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 +17.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.4/10.0
• DSCR +5.4/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 182 Main Road in Herkimer, a classic home filled with character, natural light, and timeless details. Offering 3 bedrooms, 1 bathroom, and 1,188 square feet, this property blends historic charm with everyday functionality. Step inside and you’re immediately greeted by beautiful hardwood floors, rich natural wood trim, and original architectural details that give the home warmth and personality you simply don’t find in newer builds. The spacious living and dining areas are flooded with sunlight thanks to large windows and charming bay-style features, creating inviting spaces for relaxing or entertaining. The kitchen offers ample cabinetry and workspace with a practical layout, while the enclosed front porch provides a cozy bonus area—perfect for morning coffee, a reading nook, or seasonal use. Upstairs, the bedrooms are generously sized with great natural light, and the walk-up attic presents excellent potential for storage or future finishing. Outside, enjoy a rear deck overlooking the backyard, ideal for summer grilling or quiet evenings outdoors. The full basement offers plenty of storage and utility space, rounding out a home that offers both charm and opportunity. Conveniently located close to village amenities, schools, and shopping, 182 Main Road is a great option for buyers looking for character, space, and value in the heart of Herkimer.

Key facts

• Large windows
• Ample cabinetry
• Natural wood trim

Tags

• HARDWOOD FLOORS
• NATURAL WOOD TRIM
• ORIGINAL ARCHITECTURAL DETAILS
• LARGE WINDOWS
• BAY-STYLE FEATURES
• AMPLE CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $132k).
• Recommended offer: $124k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Herkimer Central School District (town): math 46% / reading 47% proficiency, ranked #455 of 590 in NY (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 54 units permitted in Herkimer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($913 loan paydown + $13k 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 $37k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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: 1.04% ✓
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• GRM: 8.0

CMA / ARV

• ARV (median comp): $196,797
• List price: $132,000
• Delta: -32.93%
• 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
150 Folts Rd	0.36mi	3/1.5	1,188 (0%)	10mo	$184,000	$155	72
105 Willard St	0.26mi	3/2.0	1,112 (-6%)	2mo	$113,300	$102	72
404 Palisade St	0.23mi	3/1.5	1,232 (+4%)	12mo	$205,000	$166	72
609 Malcolm St	0.50mi	3/1.0	1,137 (-4%)	7mo	$110,000	$97	64
101 East St	0.09mi	3/1.0	1,350 (+14%)	13mo	$130,000	$96	63
308 West St	0.16mi	4/2.0 (+1)	1,324 (+11%)	8mo	$214,000	$162	58
5487 State Route 5	0.52mi	3/2.0	1,242 (+4%)	15mo	$149,000	$120	52
110 Zoller Ave	0.33mi	3/2.0	1,340 (+13%)	9mo	$205,100	$153	52
156 Folts Rd	0.39mi	3/1.5	1,296 (+9%)	17mo	$157,000	$121	51
309 Eureka Ave	0.74mi	2/1.0 (-1)	1,183 (-0%)	15mo	$105,000	$89	47
128 Pine Grove Rd	0.23mi	2/1.5 (-1)	1,313 (+10%)	22mo	$184,000	$140	47
209 Pullman St	0.55mi	2/1.0 (-1)	1,092 (-8%)	14mo	$152,000	$139	45

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: 26.6%
• Equity multiple: 3.12×
• Total profit: $78,308
• Equity at exit: $118,916

10-year hold

• IRR: 23.3%
• Equity multiple: 7.11×
• Total profit: $225,738
• Equity at exit: $256,447

Cash invested: $36,960 (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 13350

• Home prices YoY: 8.9%
• Active inventory: 57
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$692
• Tax from tax record: −$238 /mo · $2,852/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $100

Break-even live

Break-even rent $1,247

Max offer price $132,000

Occupancy floor 88%

Sensitivity live

Price	-10% $174	-5% $137	+0% $100	+5% $62	+10% $25
Rent	-10% $-9	-5% $45	+0% $100	+5% $154	+10% $208
Rate	-1.0pp $166	-0.5pp $133	base $100	+0.5pp $66	+1.0pp $31

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Lake St Herkimer, NY	3.0	1.0	1125	$1,700	$1.51	45d	1	1.09mi
108 Mountain View Ln Mohawk, NY	2.0	1.0	850	$900	$1.06	45d	1	1.19mi

Listing history 4 events

1. 2026-05-05
   status Pending 1396-char remark

   Show marketing remark (1396 chars)

   Welcome to 182 Main Road in Herkimer, a classic home filled with character, natural light, and timeless details. Offering 3 bedrooms, 1 bathroom, and 1,188 square feet, this property blends historic charm with everyday functionality. Step inside and you’re immediately greeted by beautiful hardwood floors, rich natural wood trim, and original architectural details that give the home warmth and personality you simply don’t find in newer builds. The spacious living and dining areas are flooded with sunlight thanks to large windows and charming bay-style features, creating inviting spaces for relaxing or entertaining. The kitchen offers ample cabinetry and workspace with a practical layout, while the enclosed front porch provides a cozy bonus area—perfect for morning coffee, a reading nook, or seasonal use. Upstairs, the bedrooms are generously sized with great natural light, and the walk-up attic presents excellent potential for storage or future finishing. Outside, enjoy a rear deck overlooking the backyard, ideal for summer grilling or quiet evenings outdoors. The full basement offers plenty of storage and utility space, rounding out a home that offers both charm and opportunity. Conveniently located close to village amenities, schools, and shopping, 182 Main Road is a great option for buyers looking for character, space, and value in the heart of Herkimer.

2. 2026-04-29
   status Active 1396-char remark

   Show marketing remark (1396 chars)

   Welcome to 182 Main Road in Herkimer, a classic home filled with character, natural light, and timeless details. Offering 3 bedrooms, 1 bathroom, and 1,188 square feet, this property blends historic charm with everyday functionality. Step inside and you’re immediately greeted by beautiful hardwood floors, rich natural wood trim, and original architectural details that give the home warmth and personality you simply don’t find in newer builds. The spacious living and dining areas are flooded with sunlight thanks to large windows and charming bay-style features, creating inviting spaces for relaxing or entertaining. The kitchen offers ample cabinetry and workspace with a practical layout, while the enclosed front porch provides a cozy bonus area—perfect for morning coffee, a reading nook, or seasonal use. Upstairs, the bedrooms are generously sized with great natural light, and the walk-up attic presents excellent potential for storage or future finishing. Outside, enjoy a rear deck overlooking the backyard, ideal for summer grilling or quiet evenings outdoors. The full basement offers plenty of storage and utility space, rounding out a home that offers both charm and opportunity. Conveniently located close to village amenities, schools, and shopping, 182 Main Road is a great option for buyers looking for character, space, and value in the heart of Herkimer.

3. 2026-03-26
   status Pending 1396-char remark

   Show marketing remark (1396 chars)

   Welcome to 182 Main Road in Herkimer, a classic home filled with character, natural light, and timeless details. Offering 3 bedrooms, 1 bathroom, and 1,188 square feet, this property blends historic charm with everyday functionality. Step inside and you’re immediately greeted by beautiful hardwood floors, rich natural wood trim, and original architectural details that give the home warmth and personality you simply don’t find in newer builds. The spacious living and dining areas are flooded with sunlight thanks to large windows and charming bay-style features, creating inviting spaces for relaxing or entertaining. The kitchen offers ample cabinetry and workspace with a practical layout, while the enclosed front porch provides a cozy bonus area—perfect for morning coffee, a reading nook, or seasonal use. Upstairs, the bedrooms are generously sized with great natural light, and the walk-up attic presents excellent potential for storage or future finishing. Outside, enjoy a rear deck overlooking the backyard, ideal for summer grilling or quiet evenings outdoors. The full basement offers plenty of storage and utility space, rounding out a home that offers both charm and opportunity. Conveniently located close to village amenities, schools, and shopping, 182 Main Road is a great option for buyers looking for character, space, and value in the heart of Herkimer.

4. 2026-01-22
   listed $132,000 Active 1396-char remark

   Show marketing remark (1396 chars)

   Welcome to 182 Main Road in Herkimer, a classic home filled with character, natural light, and timeless details. Offering 3 bedrooms, 1 bathroom, and 1,188 square feet, this property blends historic charm with everyday functionality. Step inside and you’re immediately greeted by beautiful hardwood floors, rich natural wood trim, and original architectural details that give the home warmth and personality you simply don’t find in newer builds. The spacious living and dining areas are flooded with sunlight thanks to large windows and charming bay-style features, creating inviting spaces for relaxing or entertaining. The kitchen offers ample cabinetry and workspace with a practical layout, while the enclosed front porch provides a cozy bonus area—perfect for morning coffee, a reading nook, or seasonal use. Upstairs, the bedrooms are generously sized with great natural light, and the walk-up attic presents excellent potential for storage or future finishing. Outside, enjoy a rear deck overlooking the backyard, ideal for summer grilling or quiet evenings outdoors. The full basement offers plenty of storage and utility space, rounding out a home that offers both charm and opportunity. Conveniently located close to village amenities, schools, and shopping, 182 Main Road is a great option for buyers looking for character, space, and value in the heart of Herkimer.

ⓘ 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: $2,852 · $238/mo
• Projected year-2 tax: $2,852 · $238/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 2/10 Low 7 d/yr ≥97°F today · 16 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: $16,476
• − Mortgage interest: −$7,394
• − Property taxes: −$2,852
• − Insurance: −$660
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$3,840
• Taxable loss: −$907
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $1,414/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: Herkimer Central School District
• NCES district ID: 3614220
• Math proficiency: 46% ▲ 6.00%
• Reading proficiency: 47% ▲ 9.00%
• Median HH income: $39,447
• Composite: 38.87/100
• National rank: #4100
• State rank: #455 of 590 in NY

Livability — East Herkimer

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: East Herkimer, NY
• Population (ZIP): 9,641

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 2% Asian 2% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Lithuanian 4% Italian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · French/Haitian/Cajun 2% Other Asian/Pacific 1% Spanish 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: ▲ 26.43%
• Current HPI: 324.4601
• 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

4 events — show timeline

• 2026-05-05 Pending — CNYIS
• 2026-04-29 Relisted — CNYIS
• 2026-03-26 Pending — CNYIS
• 2026-01-22 Listed $132,000 CNYIS

Property tax history

+9.7%/yr

Latest (2025): $2,852 · +2.3% YoY. Source: county tax records.