55 N Helmer Ave · Dolgeville, NY 13329

$94,900

4 bd · 2.0 ba · 2,072 sqft · MultiFamily public records · 22 Days on market

Built 1920 2,614 sqft lot

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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
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

Presenting 55 1/2 North Helmer Avenue Dolgeville, New York. This two unit home with upper and lower levels has 2 bedrooms, living room, dining area, and 1 bathroom a piece. Apartments have a lot of updated painting and nice woodwork throughout home. Heating system is not in working order on first floor. Nice yard in back. Shared roadway to access property. Home is being sold "AS IS"

Key facts

• 2,614 sq ft lot
• Built 1920
• Listed 22 days

Property features AI

Finance

• Other: Owner pays: other (see remarks); Rent includes: see remarks
• Financial info: Two total units with separate gas and electric meters for each unit; Operating expense details: see remarks

Exterior

• Parking: Paved
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story multifamily building; Existing (previously built)
• Construction: Wood siding exterior; Asphalt shingle roof; Block foundation
• Exterior features: Balcony; Rectangular residential lot with 50x44 dimensions; City street/right-of-way frontage; Paved parking

Interior

• Kitchen: Units include oven/range and refrigerator
• Bedrooms: Two 2-bedroom units (each unit listed as having 2 bedrooms)
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms total (one full bathroom per unit)
• Heating & cooling: Radiator/steam heating (see remarks)
• Interior features: Full basement; Hardwood and laminate flooring (varies)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $95k.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive. Per door: $408/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#404 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Dolgeville Central School District (rural): math 30% / reading 47% proficiency, ranked #541 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 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 $4k of equity ($656 loan paydown + $4k appreciation (3.8% 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 (3.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $60k; list at $95k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,476 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 2.07% ✓
• Cap rate: 16.60%
• Cash-on-cash: 36.83%
• DSCR: 2.64
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.6%
• Equity multiple: 3.54×
• Total profit: $67,511
• Equity at exit: $46,991

10-year hold

• IRR: 42.7%
• Equity multiple: 7.13×
• Total profit: $162,813
• Equity at exit: $75,974

Cash invested: $26,572 (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 13329

• Home prices YoY: 1.3%
• Active inventory: 28
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,967 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$201 /mo · $2,415/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $815

Break-even live

Break-even rent $935

Max offer price $94,900

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,968
Total (2 units)			$1,967

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $94,900 Active 22 DOM
2. 2026-06-17
   days on market $94,900 Active 21 DOM
3. 2026-06-16
   days on market $94,900 Active 20 DOM
4. 2026-06-15
   days on market $94,900 Active 19 DOM
5. 2026-06-13
   days on market $94,900 Active 17 DOM
6. 2026-06-12
   days on market $94,900 Active 16 DOM
7. 2026-06-09
   days on market $94,900 Active 13 DOM
8. 2026-06-08
   days on market $94,900 Active 12 DOM
9. 2026-06-07
   days on market $94,900 Active 11 DOM
10. 2026-06-07
    days on market $94,900 Active 10 DOM
11. 2026-06-04
    days on market $94,900 Active 7 DOM
12. 2026-06-02
    days on market $94,900 Active 6 DOM
13. 2026-06-01
    days on market $94,900 Active 5 DOM
14. 2026-05-31
    days on market $94,900 Active 4 DOM
15. 2026-05-27
    listed $94,900 Active
16. 2025-06-14
    historical
17. 2025-06-13
    listed $115,000 Active
18. 2024-08-23
    soldstatus $60,000
19. 2024-08-16
    soldstatus $60,000 Closed 395-char remark

    Show marketing remark (395 chars)

    Presenting 55 1/2 North Helmer Avenue Dolgeville, New York. This two unit home with upper and lower levels has 2 bedrooms, living room, dining area, and 1 bathroom a piece. Apartments have a lot of updated painting and nice woodwork throughout home. Heating system is not in working order on first floor. Nice yard in back. Shared roadway to access property. Home is being sold "AS IS"

20. 2024-02-21
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Presenting 55 1/2 North Helmer Avenue Dolgeville, New York. This two unit home with upper and lower levels has 2 bedrooms, living room, dining area, and 1 bathroom a piece. Apartments have a lot of updated painting and nice woodwork throughout home. Heating system is not in working order on first floor. Nice yard in back. Shared roadway to access property. Home is being sold "AS IS"

21. 2023-05-31
    price $99,000 395-char remark

    Show marketing remark (395 chars)

    Presenting 55 1/2 North Helmer Avenue Dolgeville, New York. This two unit home with upper and lower levels has 2 bedrooms, living room, dining area, and 1 bathroom a piece. Apartments have a lot of updated painting and nice woodwork throughout home. Heating system is not in working order on first floor. Nice yard in back. Shared roadway to access property. Home is being sold "AS IS"

22. 2023-05-01
    listed $110,000 Active 395-char remark

    Show marketing remark (395 chars)

    Presenting 55 1/2 North Helmer Avenue Dolgeville, New York. This two unit home with upper and lower levels has 2 bedrooms, living room, dining area, and 1 bathroom a piece. Apartments have a lot of updated painting and nice woodwork throughout home. Heating system is not in working order on first floor. Nice yard in back. Shared roadway to access property. Home is being sold "AS IS"

23. 2006-05-10
    soldstatus $37,500

ⓘ 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: $2,415 · $201/mo
• Projected year-2 tax: $2,415 · $201/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 ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,604
• − Mortgage interest: −$5,316
• − Property taxes: −$2,415
• − Insurance: −$474
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$2,761
• Taxable income: $8,861
• Est. tax owed @ 24.0%: −$2,127
• After-tax cash flow: $7,659/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: Dolgeville Central School District
• NCES district ID: 3600001
• Math proficiency: 30% ▼ -25.00%
• Reading proficiency: 47% ▲ 2.00%
• Median HH income: $42,460
• Composite: 32.46/100
• National rank: #5715
• State rank: #541 of 590 in NY

Livability — Dolgeville

• Score: 71/100
• State rank: #404
• US rank: #6975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dolgeville, NY
• Population (ZIP): 3,326

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 4% Romanian 4% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · German/W. Germanic 3% Spanish 1% 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: ▲ 3.80%
• Current HPI: 291.0946
• 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

+153.1% since first listed

9 events — show timeline

• 2026-05-27 Listed $94,900 CNYIS
• 2025-06-14 Listing Removed — CNYIS
• 2025-06-13 Listed $115,000 CNYIS
• 2024-08-23 Sold (Public Records) $60,000 Public Records
• 2024-08-16 Sold (MLS) $60,000 CNYIS
• 2024-02-21 Pending — CNYIS
• 2023-05-31 Price Changed $99,000 CNYIS
• 2023-05-01 Listed $110,000 CNYIS
• 2006-05-10 Sold (Public Records) $37,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,415 · +3.9% YoY. Source: county tax records.