138 Sunset Cir · Little Falls, NY 13365

$75,000

3 bd · 1.0 ba · 924 sqft · SingleFamily · 33 Days on market

Built 1996 Good condition

---

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 +29.3/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Looking to downsize or just relax and get rid of the that large home? Here you go, this well kept 1996 Singlewide manufactured home located in Sunset View Community. The 1996 Skyline 14x66 has a new roof in 2019 and new propane furnace with central air conditioning and Hot water heater in 2018. Freshly painted in 2020, along with new faucets and new bathroom tub and shower. There is 2 storage sheds and a little side covered porch area. Lot rent is $335 and includes water sewer and trash. Come check out rural park and enjoy some peace and quiet. Call today for your showing.

Key facts

• Built 1996
• Listed 33 days

Property features AI

Finance

• HOA & community: Land lease: $375

Exterior

• Parking: No garage
• Utilities: Cable available; High-speed internet available; Public water connected; Septic tank
• Home design: Single-wide mobile home; 1 story; Resale condition
• Construction: Vinyl siding; Pillar/post/pier foundation; Existing construction
• Exterior features: Gravel driveway; Shed(s) / storage

Interior

• Kitchen: Appliances negotiable; Electric water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Propane forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($990 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 $8k of equity ($519 loan paydown + $8k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $7k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $75k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.32% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.07%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 32.6%
• Equity multiple: 3.55×
• Total profit: $53,467
• Equity at exit: $67,566

10-year hold

• IRR: 28.1%
• Equity multiple: 8.03×
• Total profit: $147,681
• Equity at exit: $145,709

Cash invested: $21,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $990 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $197

Break-even live

Break-even rent $740

Max offer price $75,000

Occupancy floor 75%

Sensitivity live

Price	-10% $249	-5% $223	+0% $197	+5% $171	+10% $145
Rent	-10% $119	-5% $158	+0% $197	+5% $236	+10% $275
Rate	-1.0pp $235	-0.5pp $216	base $197	+0.5pp $178	+1.0pp $158

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $75,000 Active 33 DOM
2. 2026-06-18
   days on market $75,000 Active 31 DOM
3. 2026-06-17
   days on market $75,000 Active 30 DOM
4. 2026-06-16
   days on market $75,000 Active 29 DOM
5. 2026-06-15
   days on market $75,000 Active 28 DOM
6. 2026-06-13
   days on market $75,000 Active 26 DOM
7. 2026-06-12
   days on market $75,000 Active 25 DOM
8. 2026-06-09
   days on market $75,000 Active 22 DOM
9. 2026-06-08
   days on market $75,000 Active 21 DOM
10. 2026-06-07
    days on market $75,000 Active 20 DOM
11. 2026-06-07
    days on market $75,000 Active 19 DOM
12. 2026-06-04
    days on market $75,000 Active 16 DOM
13. 2026-06-02
    days on market $75,000 Active 15 DOM
14. 2026-06-01
    price $75,000 Active 14 DOM
15. 2026-06-01
    days on market $82,000 Active 14 DOM
16. 2026-05-31
    days on market $82,000 Active 13 DOM
17. 2026-05-18
    listed $82,000 Active
18. 2022-05-25
    soldstatus $42,000 Closed Sale or Rented
19. 2022-05-02
    status Under Contract- Do Not Show
20. 2022-04-07
    listed $42,000 Active
21. 2021-02-27
    soldstatus $29,900 580-char remark

    Show marketing remark (580 chars)

    Looking to downsize or just relax and get rid of the that large home? Here you go, this well kept 1996 Singlewide manufactured home located in Sunset View Community. The 1996 Skyline 14x66 has a new roof in 2019 and new propane furnace with central air conditioning and Hot water heater in 2018. Freshly painted in 2020, along with new faucets and new bathroom tub and shower. There is 2 storage sheds and a little side covered porch area. Lot rent is $335 and includes water sewer and trash. Come check out rural park and enjoy some peace and quiet. Call today for your showing.

22. 2021-02-02
    listed $29,900 580-char remark

    Show marketing remark (580 chars)

    Looking to downsize or just relax and get rid of the that large home? Here you go, this well kept 1996 Singlewide manufactured home located in Sunset View Community. The 1996 Skyline 14x66 has a new roof in 2019 and new propane furnace with central air conditioning and Hot water heater in 2018. Freshly painted in 2020, along with new faucets and new bathroom tub and shower. There is 2 storage sheds and a little side covered porch area. Lot rent is $335 and includes water sewer and trash. Come check out rural park and enjoy some peace and quiet. Call today for your showing.

ⓘ 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 7/10 Severe FEMA zone X · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $11,879
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$1,172
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,182
• Taxable income: $1,298
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $2,056/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 · 1 photo

Good 75/100 Cosmetic rehab

This single-family mobile home is in good condition with recent updates, offering a move-in ready living space in a peaceful park setting.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both 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

• 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

+174.2% since first listed

6 events — show timeline

• 2026-05-18 Listed $82,000 CNYIS
• 2022-05-25 Sold (MLS) $42,000 CNYIS
• 2022-05-02 Pending — CNYIS
• 2022-04-07 Listed $42,000 CNYIS
• 2021-02-27 Sold (MLS) $29,900 CNYIS
• 2021-02-02 Listed $29,900 CNYIS