106 Prospect Ave · Gloversville, NY 12078

$179,900

4 bd · 2.5 ba · 1,841 sqft · SingleFamily public records · 23 Days on market

Built 1900 6,098 sqft lot Est $193k · 7% under

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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 +15.8/30.0
• ARV discount +10.6/15.0
• Appreciation +10.0/10.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring your paint brush! This charming four bedroom 1.5 bath home is ready for its new owners! Updates include a newer roof, furnace and updated 200 amp electrical service. Entire exterior was painted in 2020. The house has hardwood floors, original trim, a front and back staircase and a walk up attic. New washer and dryer and new gutters. Lovely kitchen and a nice backyard. In need of interior painting and finishing touches to make this a real show stopper.

Key facts

• Newer appliances
• Foyer entrance
• Updated kitchen

Tags

• FOYER ENTRANCE
• SUNLIT FILLED LIVING ROOM
• UPDATED KITCHEN
• NEWER APPLIANCES
• ISLAND
• FRONT STAIRCASES

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces; Three parking spaces total; Off-street parking
• Security: Smoke detectors; 24-hour security
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single family residence; Main road frontage approximately 45 ft
• Construction: Wood siding exterior; Stone foundation; Asphalt shingle roof; Living area approximately 1,841
• Exterior features: Front porch; Rear covered and enclosed porch; Patio/porch lighting; Wood fence around back yard; Garage(s) on property; Level, cleared and landscaped lot; Irregular lot shape

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Solid surface counters
• Bedrooms: Four bedrooms on the second level; Additional bedroom/room on the third level (other)
• Flooring: Hardwood; Laminate
• Bathrooms: One full bathroom on the second level; One half bathroom on the first level
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Solid surface counters; Built-in features; Storm windows; 11 total rooms
• Laundry & utility: Washer and dryer included; Laundry located in bathroom on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $83 ($999/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (8.3% below list).
• Recommended offer: $165k (8.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#70 in NY, #1,048 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment F.
• Gloversville City School District (town): math 26% / reading 42% proficiency, ranked #565 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gloversville High School (math 82% / reading 77%, grade A-, #518 of 1,100 statewide, top 51%, 697 students, 71% FRL) — zoned schools average 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 80% at this address vs 34% district-wide (+46 pts) — the actual schools serving this property are materially stronger than the Gloversville City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 172 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 112 units permitted in Fulton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Fulton County population projected at -23% 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $145k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000 (8.3% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.92% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $193,305
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Judson Pkwy	0.32mi	3/1.5 (-1)	1,840 (-0%)	5mo	$185,000	$101	72
18 1/2 S Park Dr	0.25mi	3/2.5 (-1)	1,748 (-5%)	5mo	$296,000	$169	71
123 Second Ave	0.18mi	3/1.5 (-1)	2,016 (+10%)	6mo	$247,000	$123	62
21 Wells St	0.27mi	3/1.5 (-1)	2,056 (+12%)	2mo	$190,800	$93	57
107 Oakland Ave	0.30mi	3/2.5 (-1)	2,090 (+14%)	2mo	$220,000	$105	57
77 Helwig St	0.50mi	4/1.5	1,730 (-6%)	7mo	$49,900	$29	56
143 5th Ave	0.42mi	3/1.0 (-1)	1,623 (-12%)	6mo	$145,000	$89	44
192 2nd Ave Ext	0.62mi	3/1.5 (-1)	2,030 (+10%)	5mo	$150,999	$74	41
7 Edgewood Dr	0.67mi	4/3.5	2,096 (+14%)	3mo	$305,000	$146	39
16 Elmwood Ave	0.58mi	3/2.0 (-1)	2,086 (+13%)	7mo	$250,000	$120	38
98 S Kingsboro Ave	0.61mi	3/2.0 (-1)	1,579 (-14%)	7mo	$195,000	$123	35
34 Division St	0.54mi	3/1.0 (-1)	1,585 (-14%)	8mo	$82,000	$52	34

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: 25.7%
• Equity multiple: 3.05×
• Total profit: $103,290
• Equity at exit: $162,068

10-year hold

• IRR: 22.6%
• Equity multiple: 6.96×
• Total profit: $300,025
• Equity at exit: $349,506

Cash invested: $50,372 (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 12078

• Home prices YoY: 12.2%
• Active inventory: 172
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$202 /mo · $2,423/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $83

Break-even live

Break-even rent $1,545

Max offer price $179,900

Occupancy floor 90%

Sensitivity live

Price	-10% $185	-5% $134	+0% $83	+5% $32	+10% $-19
Rent	-10% $-47	-5% $18	+0% $83	+5% $148	+10% $214
Rate	-1.0pp $174	-0.5pp $129	base $83	+0.5pp $37	+1.0pp $-11

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Fremont St Gloversville, NY	2.0–3.0	1.5–2.0	1612	$1,650	$1.02	44d	3	0.40mi

Listing history 27 events

1. 2026-06-12
   statusdays on market $179,900 Pending 23 DOM
2. 2026-06-09
   days on market $179,900 Active 22 DOM
3. 2026-06-08
   days on market $179,900 Active 21 DOM
4. 2026-06-07
   days on market $179,900 Active 20 DOM
5. 2026-06-07
   days on market $179,900 Active 19 DOM
6. 2026-06-04
   days on market $179,900 Active 16 DOM
7. 2026-06-02
   days on market $179,900 Active 15 DOM
8. 2026-06-01
   days on market $179,900 Active 14 DOM
9. 2026-05-31
   days on market $179,900 Active 13 DOM
10. 2026-05-18
    listed $179,900 Active
11. 2024-09-16
    soldstatus $145,000
12. 2024-08-30
    soldstatus $145,000 Closed 465-char remark

    Show marketing remark (465 chars)

    Bring your paint brush! This charming four bedroom 1.5 bath home is ready for its new owners! Updates include a newer roof, furnace and updated 200 amp electrical service. Entire exterior was painted in 2020. The house has hardwood floors, original trim, a front and back staircase and a walk up attic. New washer and dryer and new gutters. Lovely kitchen and a nice backyard. In need of interior painting and finishing touches to make this a real show stopper.

13. 2024-07-09
    status Pending 465-char remark

    Show marketing remark (465 chars)

    Bring your paint brush! This charming four bedroom 1.5 bath home is ready for its new owners! Updates include a newer roof, furnace and updated 200 amp electrical service. Entire exterior was painted in 2020. The house has hardwood floors, original trim, a front and back staircase and a walk up attic. New washer and dryer and new gutters. Lovely kitchen and a nice backyard. In need of interior painting and finishing touches to make this a real show stopper.

14. 2024-06-27
    listed $149,000 Active 465-char remark

    Show marketing remark (465 chars)

    Bring your paint brush! This charming four bedroom 1.5 bath home is ready for its new owners! Updates include a newer roof, furnace and updated 200 amp electrical service. Entire exterior was painted in 2020. The house has hardwood floors, original trim, a front and back staircase and a walk up attic. New washer and dryer and new gutters. Lovely kitchen and a nice backyard. In need of interior painting and finishing touches to make this a real show stopper.

15. 2021-11-18
    soldstatus $95,700 Closed (Final Sale) 707-char remark

    Show marketing remark (707 chars)

    All the heavy lifting has been done! The renovations on this home are almost complete and we're looking for someone to come in and finish the job. This 4 bedroom, 1.5 bath home with a double living room has many updated features. The exterior of this home was repainted in 2020. The architectural shingle roof is only 3 years old and the furnace is 2 years old. 200 amp electrical service with new wiring. Original hardwood floors and trim. Front (oak) and back staircases to the 2nd floor and a walk-up attic. Half bath on first floor features a new vanity, new wood flooring, and a washer/dryer hookup. With just a few finishing touches, you could turn this house into your dream home. Very Good Condition

16. 2021-11-15
    soldstatus $95,700
17. 2021-09-21
    status Pend (Under Cntr) 707-char remark

    Show marketing remark (707 chars)

    All the heavy lifting has been done! The renovations on this home are almost complete and we're looking for someone to come in and finish the job. This 4 bedroom, 1.5 bath home with a double living room has many updated features. The exterior of this home was repainted in 2020. The architectural shingle roof is only 3 years old and the furnace is 2 years old. 200 amp electrical service with new wiring. Original hardwood floors and trim. Front (oak) and back staircases to the 2nd floor and a walk-up attic. Half bath on first floor features a new vanity, new wood flooring, and a washer/dryer hookup. With just a few finishing touches, you could turn this house into your dream home. Very Good Condition

18. 2021-06-12
    listed $99,000 New 707-char remark

    Show marketing remark (707 chars)

    All the heavy lifting has been done! The renovations on this home are almost complete and we're looking for someone to come in and finish the job. This 4 bedroom, 1.5 bath home with a double living room has many updated features. The exterior of this home was repainted in 2020. The architectural shingle roof is only 3 years old and the furnace is 2 years old. 200 amp electrical service with new wiring. Original hardwood floors and trim. Front (oak) and back staircases to the 2nd floor and a walk-up attic. Half bath on first floor features a new vanity, new wood flooring, and a washer/dryer hookup. With just a few finishing touches, you could turn this house into your dream home. Very Good Condition

19. 2018-06-11
    historical
20. 2018-05-04
    price $21,700
21. 2018-03-08
    price $22,800
22. 2018-02-27
    price $24,000
23. 2018-02-27
    status Extended
24. 2018-02-11
    historical
25. 2017-11-13
    listed $25,300 New
26. 1998-11-09
    soldstatus $43,500
27. 1993-11-12
    soldstatus $47,000

ⓘ 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: $2,423 · $202/mo
• Projected year-2 tax: $2,732 · $228/mo
• Expected delta: +$309/yr (+$26/mo · 12.7%)

ⓘ 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 ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $19,800
• − Mortgage interest: −$10,077
• − Property taxes: −$2,423
• − Insurance: −$900
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$5,233
• Taxable loss: −$2,001
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $1,479/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: Gloversville City School District
• NCES district ID: 3612270
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 42% ▲ 7.00%
• Median HH income: $36,775
• Composite: 28.2/100
• National rank: #6806
• State rank: #565 of 590 in NY

Livability — Gloversville

• Score: 82/100
• State rank: #70
• US rank: #1048

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gloversville, NY
• Population (ZIP): 23,087

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 51,132 people
• By 2030: 49,114 · -3.9%
• By 2040: 44,373 · -13.2%
• By 2050: 39,321 · -23.1%
• By 2075: 28,503 · -44.3%
• By 2100: 19,268 · -62.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 5% Black 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 4%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+35.9) · D 32.1% · R 67.9%
• 2008→2024 swing: -26.6pp toward R · 2008: -9.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+31.4 2016: R+35.5 2012: R+10.5 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 34.22%
• Current HPI: 315.1368
• 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

+282.8% since first listed

18 events — show timeline

• 2026-05-18 Listed $179,900 Global MLS
• 2024-09-16 Sold (Public Records) $145,000 Public Records
• 2024-08-30 Sold (MLS) $145,000 Global MLS
• 2024-07-09 Pending — Global MLS
• 2024-06-27 Listed $149,000 Global MLS
• 2021-11-18 Sold (MLS) $95,700 Global MLS
• 2021-11-15 Sold (Public Records) $95,700 Public Records
• 2021-09-21 Pending — Global MLS
• 2021-06-12 Listed $99,000 Global MLS
• 2018-06-11 Listing Removed — Global MLS
• 2018-05-04 Price Changed $21,700 Global MLS
• 2018-03-08 Price Changed $22,800 Global MLS
• 2018-02-27 Price Changed $24,000 Global MLS
• 2018-02-27 Relisted — Global MLS
• 2018-02-11 Listing Removed — Global MLS
• 2017-11-13 Listed $25,300 Global MLS
• 1998-11-09 Sold (Public Records) $43,500 Public Records
• 1993-11-12 Sold (Public Records) $47,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,423 · +5.4% YoY. Source: county tax records.