330 Steuben St · Herkimer, NY 13350

$145,000

3 bd · 1.0 ba · 1,242 sqft · SingleFamily public records · 31 Days on market

Built 1910 4,400 sqft lot Est $154k · 6% under

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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 +23.3/30.0
• ARV discount +10.1/15.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• 1% rule +6.7/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute Cozy 3 bedroom village home. First floor features enclosed front porch, entrance hall, lvr with gas fireplace, formal dnr, ktchn and enclosed back porch. 2nd Floor 3 bedrooms along with full bath. Laundry in bsmt. Attic has plenty of room for storage. 2 stall detached garage. New furnace & roof.

Key facts

• Full basement
• 4,400 sq ft lot
• 2 garage spots

Tags

• DETACHED 2-CAR GARAGE
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story property; Existing/resale condition
• Construction: Vinyl siding; Block foundation
• Exterior features: Blacktop driveway; Enclosed porch; Open porch; Rectangular residential lot; City street frontage; Lot dimensions approximately 40 x 110

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator
• Bedrooms: Total of 8 rooms (includes living spaces and bedrooms)
• Flooring: Hardwood; Laminate; Tile; Varied flooring types
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Combined living and dining area; Solid surface counters
• Laundry & utility: Laundry located in the basement; Electric and gas water heaters

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.5% in Herkimer — 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 71/100 on livability (#392 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities D+, crime D.
• 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: 56 active listings in the ZIP; 1 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 $16k of equity ($1k loan paydown + $14k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago 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.
• Current owner paid $114k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1910 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.17% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.82%
• DSCR: 1.35
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $154,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Steuben St	0.05mi	3/1.0	1,196 (-4%)	9mo	$148,000	$124	84
318 Gray St	0.06mi	3/1.0	1,316 (+6%)	11mo	$145,500	$111	78
349 Gray St	0.08mi	2/1.0 (-1)	1,344 (+8%)	13mo	$155,000	$115	67
302 W German St	0.44mi	3/1.5	1,318 (+6%)	2mo	$195,000	$148	66
609 Malcolm St	0.42mi	3/1.0	1,137 (-8%)	7mo	$110,000	$97	60
317 S Bellinger St	0.69mi	3/1.5	1,216 (-2%)	5mo	$171,720	$141	58
519 Steuben Rd	0.31mi	2/1.5 (-1)	1,115 (-10%)	5mo	$159,500	$143	57
150 Folts Rd	0.60mi	3/1.5	1,188 (-4%)	10mo	$184,000	$155	54
309 Eureka Ave	0.48mi	2/1.0 (-1)	1,183 (-5%)	15mo	$105,000	$89	52
209 Pullman St	0.37mi	2/1.0 (-1)	1,092 (-12%)	13mo	$152,000	$139	46
613 W German St	0.61mi	4/1.0 (+1)	1,400 (+13%)	1mo	$172,670	$123	45
352 Eureka Ave	0.53mi	3/1.5	1,386 (+12%)	12mo	$110,000	$79	44

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: 30.0%
• Equity multiple: 3.36×
• Total profit: $95,897
• Equity at exit: $130,627

10-year hold

• IRR: 26.0%
• Equity multiple: 7.63×
• Total profit: $269,291
• Equity at exit: $281,703

Cash invested: $40,600 (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: 56
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$258 /mo · $3,091/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $265

Break-even live

Break-even rent $1,365

Max offer price $145,000

Occupancy floor 79%

Sensitivity live

Price	-10% $347	-5% $306	+0% $265	+5% $224	+10% $183
Rent	-10% $130	-5% $197	+0% $265	+5% $332	+10% $399
Rate	-1.0pp $338	-0.5pp $301	base $265	+0.5pp $227	+1.0pp $189

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Lake St Herkimer, NY	3.0	1.0	1125	$1,700	$1.51	44d	1	0.36mi

Listing history 25 events

1. 2026-06-21
   days on market $145,000 Active 31 DOM
2. 2026-06-18
   days on market $145,000 Active 29 DOM
3. 2026-06-17
   days on market $145,000 Active 28 DOM
4. 2026-06-16
   days on market $145,000 Active 27 DOM
5. 2026-06-15
   days on market $145,000 Active 26 DOM
6. 2026-06-13
   days on market $145,000 Active 24 DOM
7. 2026-06-12
   days on market $145,000 Active 23 DOM
8. 2026-06-09
   days on market $145,000 Active 20 DOM
9. 2026-06-08
   days on market $145,000 Active 19 DOM
10. 2026-06-07
    days on market $145,000 Active 18 DOM
11. 2026-06-07
    days on market $145,000 Active 17 DOM
12. 2026-06-04
    days on market $145,000 Active 14 DOM
13. 2026-06-02
    pricedays on market $145,000 Active 13 DOM
14. 2026-06-01
    days on market $149,500 Active 12 DOM
15. 2026-05-31
    days on market $149,500 Active 11 DOM
16. 2026-05-20
    listed $149,500 Active
17. 2022-01-04
    soldstatus $114,500 Closed Sale or Rented
18. 2022-01-04
    listed $120,000 Active
19. 2022-01-04
    soldstatus $114,500
20. 2014-05-23
    soldstatus $46,600 307-char remark

    Show marketing remark (307 chars)

    Cute Cozy 3 bedroom village home. First floor features enclosed front porch, entrance hall, lvr with gas fireplace, formal dnr, ktchn and enclosed back porch. 2nd Floor 3 bedrooms along with full bath. Laundry in bsmt. Attic has plenty of room for storage. 2 stall detached garage. New furnace & roof.

21. 2014-05-23
    soldstatus $46,600

    Show marketing remark (307 chars)

    Cute Cozy 3 bedroom village home. First floor features enclosed front porch, entrance hall, lvr with gas fireplace, formal dnr, ktchn and enclosed back porch. 2nd Floor 3 bedrooms along with full bath. Laundry in bsmt. Attic has plenty of room for storage. 2 stall detached garage. New furnace & roof.

22. 2013-07-04
    listed $47,500 307-char remark

    Show marketing remark (307 chars)

    Cute Cozy 3 bedroom village home. First floor features enclosed front porch, entrance hall, lvr with gas fireplace, formal dnr, ktchn and enclosed back porch. 2nd Floor 3 bedrooms along with full bath. Laundry in bsmt. Attic has plenty of room for storage. 2 stall detached garage. New furnace & roof.

23. 2013-07-03
    historical
24. 2011-10-29
    listed $45,900
25. 2005-09-08
    soldstatus $41,000

ⓘ 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: $3,091 · $258/mo
• Projected year-2 tax: $3,091 · $258/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $20,400
• − Mortgage interest: −$8,122
• − Property taxes: −$3,091
• − Insurance: −$725
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,218
• Taxable income: $980
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $2,940/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 — Herkimer

• Score: 71/100
• State rank: #392
• US rank: #6787

Category grades

Amenities D+ Commute F Cost of living A+ Crime D Employment D Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: 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

+264.6% since first listed

10 events — show timeline

• 2026-05-20 Listed $149,500 CNYIS
• 2022-01-04 Sold (Public Records) $114,500 Public Records
• 2022-01-04 Listed $120,000 CNYIS
• 2022-01-04 Sold (MLS) $114,500 CNYIS
• 2014-05-23 Sold (Public Records) $46,600 Public Records
• 2014-05-23 Sold (MLS) $46,600 CNYIS
• 2013-07-04 Listed $47,500 CNYIS
• 2013-07-03 Listing Removed — CNYIS
• 2011-10-29 Listed $45,900 CNYIS
• 2005-09-08 Sold (Public Records) $41,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $3,091 · +3.4% YoY. Source: county tax records.