7 Fifth Ave · Gloversville, NY 12078

$185,000

4 bd · 1.5 ba · 1,914 sqft · SingleFamily public records · 45 Days on market

Built 1916 7,405 sqft lot Est $191k · at est. ↓ 19% since listing

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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 +18.9/30.0
• Appreciation +10.0/10.0
• ARV discount +9.0/15.0
• DSCR +6.0/10.0
• Livability +4.1/5.0
• 1% rule +3.9/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful 4-bedroom, 2 bath Side-hall Colonial featuring a welcoming foyer, spacious living room with fireplace/elec insert, and a large formal dining room - perfect for entertaining. Natural woodwork throughout. The eat-in kitchen offers plenty of cabinets, appliances included, a breakfast nook and a convenient computer/work area. Enjoy relaxing on the open front porch. Exterior highlights include vinyl siding, a 2-car garage with electric door openers and a nicely sized back yard. Updated maintenance to chimney. New crown and cap will be installed

Key facts

• Breakfast nook
• Computer work area
• Welcoming foyer

Tags

• WELCOMING FOYER
• SPACIOUS LIVING ROOM
• LARGE FORMAL DINING ROOM
• EAT-IN KITCHEN
• BREAKFAST NOOK
• COMPUTER WORK AREA

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/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 (10.8% below list).
• Recommended offer: $165k (10.8% 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: 165 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 $20k 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 $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 45 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $44k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000 (10.8% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — 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. 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: 0.89% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $191,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Second Ave	0.29mi	4/1.5	1,904 (-0%)	8mo	$94,000	$49	79
77 Helwig St	0.22mi	4/1.5	1,730 (-10%)	7mo	$49,900	$29	68
123 Second Ave	0.38mi	3/1.5 (-1)	2,016 (+5%)	6mo	$247,000	$123	63
380 N Main St	0.39mi	3/1.5 (-1)	2,087 (+9%)	3mo	$205,000	$98	59
14 Alexander St	0.26mi	3/1.0 (-1)	1,702 (-11%)	8mo	$155,000	$91	56
21 Wells St	0.56mi	3/1.5 (-1)	2,056 (+7%)	2mo	$190,800	$93	55
18 1/2 S Park Dr	0.42mi	3/2.5 (-1)	1,748 (-9%)	5mo	$296,000	$169	53
4 Judson Pkwy	0.73mi	3/1.5 (-1)	1,840 (-4%)	5mo	$185,000	$101	50
244 Kingsboro Ave	0.65mi	4/2.5	1,732 (-10%)	8mo	$140,000	$81	43
107 Oakland Ave	0.67mi	3/2.5 (-1)	2,090 (+9%)	2mo	$220,000	$105	43
62 East Blvd	0.64mi	3/1.5 (-1)	2,170 (+13%)	2mo	$229,500	$106	42
38 East Blvd	0.69mi	5/2.0 (+1)	2,146 (+12%)	3mo	$215,000	$100	38

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: 27.5%
• Equity multiple: 3.18×
• Total profit: $112,828
• Equity at exit: $166,663

10-year hold

• IRR: 24.0%
• Equity multiple: 7.23×
• Total profit: $322,552
• Equity at exit: $359,414

Cash invested: $51,800 (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: 165
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$66 /mo · $786/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $191

Break-even live

Break-even rent $1,409

Max offer price $185,000

Occupancy floor 83%

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: $46,250
• Closing costs: $5,550
• 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	43d	3	0.43mi

Listing history 6 events

1. 2026-02-14
   status Pending
2. 2026-02-10
   status Active
3. 2025-12-10
   status Pending
4. 2025-12-04
   price $185,000
5. 2025-11-17
   price $199,000
6. 2025-10-29
   listed $229,000 Active

ⓘ 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: $786 · $66/mo
• Projected year-2 tax: $1,956 · $163/mo
• Expected delta: +$1,170/yr (+$98/mo · 148.9%)

ⓘ 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: −$10,363
• − Property taxes: −$786
• − Insurance: −$925
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$5,382
• Taxable loss: −$824
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $2,487/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

-19.2% since first listed

6 events — show timeline

• 2026-02-14 Pending — Global MLS
• 2026-02-10 Relisted — Global MLS
• 2025-12-10 Pending — Global MLS
• 2025-12-04 Price Changed $185,000 Global MLS
• 2025-11-17 Price Changed $199,000 Global MLS
• 2025-10-29 Listed $229,000 Global MLS

Property tax history

+1.8%/yr

Latest (2025): $786 · +16.6% YoY. Source: county tax records.