112 Mason St · Johnstown, NY 12095

$74,900

3 bd · 1.0 ba · 1,365 sqft · SingleFamily public records · 361 Days on market

Built 1900 3,920 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great house waiting for your personal touches! Less than a used car! 3 bedrooms, bath and a half!

Key facts

• 3,920 sq ft lot
• 2 parking spots
• Built 1900

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer; Electric service: 100 amp with circuit breakers (other)
• Home design: Single-family residence; Property listed as fixer; Clapboard exterior
• Construction: Stone foundation
• Exterior features: Covered front porch; Additional exterior features (other)

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: Two bedrooms on the second level
• Bathrooms: One full bathroom
• Interior features: Five total rooms; Full basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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 $8k of equity ($518 loan paydown + $7k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 361 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 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 $24k; list at $75k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 361 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.98% ✓
• Cap rate: 16.02%
• Cash-on-cash: 34.74%
• DSCR: 2.55
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $159,705
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Grove St	0.06mi	3/1.5	1,344 (-2%)	8mo	$256,701	$191	86
6 Mason St	0.12mi	3/1.0	1,422 (+4%)	2mo	$50,119	$35	86
519 N Market St	0.12mi	2/1.0 (-1)	1,288 (-6%)	6mo	$94,600	$73	75
23 Briggs St	0.29mi	3/1.0	1,300 (-5%)	6mo	$152,000	$117	74
225 N Chase St	0.52mi	3/1.0	1,408 (+3%)	2mo	$240,000	$170	69
14 Elmwood Ave	0.56mi	3/1.5	1,360 (-0%)	8mo	$255,000	$188	65
19 Matthew St	0.26mi	3/1.0	1,529 (+12%)	4mo	$65,000	$43	64
411 N Market St	0.15mi	3/1.5	1,200 (-12%)	8mo	$110,000	$92	64
19 O'neil Ave	0.46mi	3/1.0	1,248 (-9%)	6mo	$180,000	$144	59
214 N Chase St	0.59mi	3/1.0	1,458 (+7%)	3mo	$130,000	$89	58
44 S Perry St	0.73mi	3/1.5	1,418 (+4%)	2mo	$68,000	$48	56
216 N Chase St	0.58mi	3/1.0	1,170 (-14%)	4mo	$165,000	$141	46

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: 50.9%
• Equity multiple: 4.79×
• Total profit: $79,512
• Equity at exit: $67,476

10-year hold

• IRR: 44.6%
• Equity multiple: 10.72×
• Total profit: $203,846
• Equity at exit: $145,514

Cash invested: $20,972 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,485 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$142 /mo · $1,703/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $607

Break-even live

Break-even rent $716

Max offer price $74,900

Occupancy floor 54%

Sensitivity live

Price	-10% $650	-5% $628	+0% $607	+5% $586	+10% $565
Rent	-10% $490	-5% $548	+0% $607	+5% $666	+10% $724
Rate	-1.0pp $645	-0.5pp $626	base $607	+0.5pp $588	+1.0pp $568

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-07
   days on market $74,900 Active 361 DOM
2. 2026-06-07
   days on market $74,900 Active 360 DOM
3. 2026-06-04
   days on market $74,900 Active 357 DOM
4. 2026-06-02
   days on market $74,900 Active 356 DOM
5. 2026-06-01
   days on market $74,900 Active 355 DOM
6. 2026-05-31
   days on market $74,900 Active 354 DOM
7. 2025-07-09
   price $74,900
8. 2025-06-10
   listed $76,000 Active
9. 2024-07-30
   status Pending
10. 2024-07-27
    historical
11. 2024-07-24
    listed $76,000 Active
12. 2022-06-24
    soldstatus $24,500
13. 2022-06-10
    soldstatus $25,500 Closed 97-char remark

    Show marketing remark (97 chars)

    Great house waiting for your personal touches! Less than a used car! 3 bedrooms, bath and a half!

14. 2022-04-12
    status Pending 97-char remark

    Show marketing remark (97 chars)

    Great house waiting for your personal touches! Less than a used car! 3 bedrooms, bath and a half!

15. 2022-03-26
    listed $24,900 Active 97-char remark

    Show marketing remark (97 chars)

    Great house waiting for your personal touches! Less than a used car! 3 bedrooms, bath and a half!

16. 2022-02-10
    historical
17. 2021-12-22
    price $29,900
18. 2021-12-13
    price $34,900
19. 2021-12-04
    price $38,500
20. 2021-11-18
    listed $41,500 New
21. 2021-02-25
    soldstatus $15,500
22. 2021-02-16
    soldstatus $15,500 Closed (Final Sale)
23. 2021-02-11
    status Pend (Under Cntr)
24. 2020-12-20
    price $15,500
25. 2020-11-08
    price $19,500
26. 2020-07-12
    listed $21,500 New
27. 2012-06-22
    soldstatus $8,500
28. 2012-06-21
    soldstatus $6,500
29. 2012-05-12
    historical
30. 2011-03-31
    listed $15,000

ⓘ 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: $1,703 · $142/mo
• Projected year-2 tax: $1,703 · $142/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°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: $17,818
• − Mortgage interest: −$4,196
• − Property taxes: −$1,703
• − Insurance: −$374
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$2,179
• Taxable income: $6,515
• Est. tax owed @ 24.0%: −$1,564
• After-tax cash flow: $5,722/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: 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

+399.3% since first listed

24 events — show timeline

• 2025-07-09 Price Changed $74,900 Global MLS
• 2025-06-10 Listed $76,000 Global MLS
• 2024-07-30 Pending — Global MLS
• 2024-07-27 Listing Removed — Global MLS
• 2024-07-24 Listed $76,000 Global MLS
• 2022-06-24 Sold (Public Records) $24,500 Public Records
• 2022-06-10 Sold (MLS) $25,500 Global MLS
• 2022-04-12 Pending — Global MLS
• 2022-03-26 Listed $24,900 Global MLS
• 2022-02-10 Listing Removed — Global MLS
• 2021-12-22 Price Changed $29,900 Global MLS
• 2021-12-13 Price Changed $34,900 Global MLS
• 2021-12-04 Price Changed $38,500 Global MLS
• 2021-11-18 Listed $41,500 Global MLS
• 2021-02-25 Sold (Public Records) $15,500 Public Records
• 2021-02-16 Sold (MLS) $15,500 Global MLS
• 2021-02-11 Pending — Global MLS
• 2020-12-20 Price Changed $15,500 Global MLS
• 2020-11-08 Price Changed $19,500 Global MLS
• 2020-07-12 Listed $21,500 Global MLS
• 2012-06-22 Sold (Public Records) $8,500 Public Records
• 2012-06-21 Sold (MLS) $6,500 Global MLS
• 2012-05-12 Listing Removed — Global MLS
• 2011-03-31 Listed $15,000 Global MLS

Property tax history

+1.3%/yr

Latest (2025): $1,703 · +5.8% YoY. Source: county tax records.