528 1/2 N Market St · Johnstown, NY 12095

$149,900

3 bd · 1.0 ba · 1,088 sqft · SingleFamily · 11 Days on market

Built 1935 Fair condition 4,791 sqft lot Est $153k · at est.

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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 +17.6/30.0
• Appreciation +10.0/10.0
• ARV discount +8.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Don't Miss out on This Offer!! Fair Condition

Key facts

• Covered front porch
• Paved driveway
• Natural light

Tags

• DETACHED GARAGE
• COVERED FRONT PORCH
• PAVED DRIVEWAY
• EAT-IN KITCHEN
• NATURAL LIGHT
• VALUABLE STORAGE SPACE

Property features AI

Exterior

• Parking: Detached garage (1-car); Driveway parking; Off-street paved parking; Total parking for 4 vehicles
• Utilities: 100 amp electric service with circuit breakers; Public water; Public sewer
• Home design: Single family residence; Living area approx. 1,088
• Construction: Aluminum siding; Shake and asphalt roof
• Exterior features: Covered patio/porch; Deck; Front porch; Paved drive

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Three bedrooms on the second floor
• Flooring: Carpet flooring
• Bathrooms: One full bathroom (located on the second floor)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Paddle fan; Crown molding; Full basement with interior entry; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $146k (2.5% below list).
• Recommended offer: $146k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.0% in Johnstown — 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 78/100 on livability (#168 in NY, #2,603 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime D-, amenities D-.
• Johnstown City School District (town): math 35% / reading 47% proficiency, ranked #509 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 82 active listings in the ZIP; 112 units permitted in Fulton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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 $26k; list at $150k implies a 488% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,119 (2.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1935 — 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. 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?
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: 0.97% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $153,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Parkwood Ave	0.23mi	3/1.0	1,144 (+5%)	7mo	$170,000	$149	75
11 Oakwood Ave	0.29mi	3/1.5	1,088 (0%)	11mo	$172,000	$158	75
11 Matthew St	0.10mi	3/2.0	1,152 (+6%)	13mo	$170,000	$148	71
49 Briggs St	0.31mi	3/1.0	1,141 (+5%)	10mo	$160,000	$140	69
203 E Decker St	0.26mi	2/1.5 (-1)	1,138 (+5%)	8mo	$214,000	$188	66
411 N Market St	0.30mi	3/1.5	1,200 (+10%)	8mo	$110,000	$92	61
17 Wells St	0.69mi	3/1.5	1,053 (-3%)	2mo	$89,000	$85	58
216 N Chase St	0.56mi	3/1.0	1,170 (+8%)	4mo	$165,000	$141	58
9 Water St	0.33mi	2/1.0 (-1)	1,222 (+12%)	10mo	$140,000	$115	51
5 W Green St	0.61mi	2/1.5 (-1)	1,134 (+4%)	8mo	$65,000	$57	51
19 O'neil Ave	0.43mi	3/1.0	1,248 (+15%)	6mo	$180,000	$144	50
104 Wells St	0.63mi	2/1.0 (-1)	1,134 (+4%)	13mo	$55,000	$49	48

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: 26.7%
• Equity multiple: 3.13×
• Total profit: $89,203
• Equity at exit: $135,042

10-year hold

• IRR: 23.4%
• Equity multiple: 7.12×
• Total profit: $256,802
• Equity at exit: $291,223

Cash invested: $41,972 (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 12095

• Home prices YoY: 3.8%
• Active inventory: 82
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $118

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 87%

Sensitivity live

Price	-10% $222	-5% $170	+0% $118	+5% $67	+10% $15
Rent	-10% $3	-5% $61	+0% $118	+5% $176	+10% $234
Rate	-1.0pp $194	-0.5pp $157	base $118	+0.5pp $80	+1.0pp $40

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $149,900 Active 11 DOM
2. 2026-06-18
   days on market $149,900 Active 9 DOM
3. 2026-06-17
   days on market $149,900 Active 8 DOM
4. 2026-06-16
   days on market $149,900 Active 7 DOM
5. 2026-06-15
   days on market $149,900 Active 6 DOM
6. 2026-06-13
   days on market $149,900 Active 4 DOM
7. 2026-06-12
   days on market $149,900 Active 3 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $149,900 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $17,534
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$4,361
• Taxable loss: −$1,027
• Est. tax savings @ 24.0%: +$246
• After-tax cash flow: $1,667/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance to improve its condition and value. Paint, siding, and flooring are in need of attention.

Repairs flagged

• Moderate siding — Weathered and discolored
• Moderate paint — Worn paint on walls and trim
• Minor flooring — Carpeted floors in living areas

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both Replace worn flooring — Improves comfort and value
• Both Replace worn paint — Enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Weathered and discolored	Moderate	$3,000–15,000
paint · Worn paint on walls and trim	Moderate	$3,000–15,000
flooring · Carpeted floors in living areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace worn flooring — Improves comfort and value ↑
• Both Replace worn paint — Enhances curb appeal and interior aesthetics ↑

ⓘ 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: Johnstown City School District
• NCES district ID: 3615980
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 47% ▲ 4.00%
• Median HH income: $45,999
• Composite: 34.89/100
• National rank: #5082
• State rank: #509 of 590 in NY

Livability — Johnstown

• Score: 78/100
• State rank: #168
• US rank: #2603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnstown, NY
• Population (ZIP): 12,013

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 4% Black 2%
• Common ancestry: Iranian 6% Romanian 5% Lithuanian 4%
• Foreign-born: 2% · Canada
• 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: ▲ 10.82%
• Current HPI: 297.365
• 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

+455.2% since first listed

4 events — show timeline

• 2026-06-09 Listed $149,900 Global MLS
• 2004-03-04 Sold (MLS) $25,500 Global MLS
• 2004-01-06 Listing Removed — Global MLS
• 2004-01-01 Listed $27,000 Global MLS