74 Park St · Gloversville, NY 12078

$164,000

3 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 55 Days on market

Built 1915 0.28 ac lot $95/sqft · at area comps Est $157k · 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 +21.1/30.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• ARV discount +5.5/15.0
• 1% rule +5.1/10.0
• 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

This welcoming 3-bedroom, 1.5-bath home offers 1,728 square feet of comfortable living space on a generously sized double lot measuring 100x121. The spacious living room features a charming wood accent wall, while the kitchen opens into a large dining room perfect for hosting dinner—or just dinner conversations. The main floor includes a half bath currently in progress, just waiting for your finishing touch. Upstairs, the roomy primary bedroom offers ample closet space. New furnace and hot water heater included. Great Starter Home!

Key facts

• Attic space
• Double lot
• Scenic views

Tags

• SCENIC VIEWS
• ATTIC SPACE
• SHEET-ROCKED BASEMENT
• NEW LAMINATE FLOORING
• FRESHLY PAINTED INTERIOR
• DOUBLE LOT

Property features AI

Exterior

• Parking: Paved driveway parking for 4 vehicles
• Security: Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; 100 amp service with 220 volts; Cable available
• Home design: Single family residence; Updated/remodeled; Entry level living spaces on the first floor
• Construction: Stone foundation; Asbestos siding/materials
• Exterior features: Shingle roof; Paved driveway; Back yard fencing; Garden; Drive-paved exterior; Landscaped and cleared lot with views and sloped areas; Road frontage (approx. 100')

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: Three bedrooms on the second floor; One additional room on the third level (other)
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: One full bathroom (second level); One half bathroom (first level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Carbon monoxide detector(s); Finished, heated basement with exterior entry and walk-out access; Mud room; Total of 8 rooms
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $159k (3.0% below list) — sets the bar for market timing.

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: Park Terrace School (277 students, 76% FRL); Gloversville High School (math 82% / reading 77%, grade A-, #518 of 1,100 statewide, top 51%, 697 students, 71% FRL) — zoned schools average 74% FRL vs 54% district-wide (19 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 $18k of equity ($1k loan paydown + $16k 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $164k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,080 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 1.01% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (median comp): $156,858
• List price: $164,000
• Delta: 4.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Maple St	0.16mi	4/1.5 (+1)	1,710 (-1%)	7mo	$100,000	$58	78
16 Steele Ave	0.20mi	3/2.0	1,829 (+6%)	9mo	$92,200	$50	69
34 Division St	0.38mi	3/1.0	1,585 (-8%)	8mo	$82,000	$52	62
127 S Kingsboro Ave	0.31mi	4/1.0 (+1)	1,764 (+2%)	20mo	$165,000	$94	61
98 S Kingsboro Ave	0.41mi	3/2.0	1,579 (-9%)	7mo	$195,000	$123	57
60 Broad St	0.50mi	2/1.0 (-1)	1,596 (-8%)	8mo	$15,000	$9	52
135 Wells St	0.33mi	3/1.0	1,472 (-15%)	10mo	$171,500	$117	52
5 Broad St	0.44mi	3/1.5	1,840 (+6%)	20mo	$126,000	$68	50
63 Washington St	0.51mi	4/1.5 (+1)	1,884 (+9%)	11mo	$212,000	$113	45
122 Broad St	0.65mi	3/2.5	1,912 (+11%)	6mo	$150,000	$78	41
69 Third St	0.68mi	4/2.0 (+1)	1,570 (-9%)	12mo	$195,000	$124	33
6 Thompson Ave	0.64mi	3/1.0	1,500 (-13%)	21mo	$149,500	$100	31

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: 28.7%
• Equity multiple: 3.27×
• Total profit: $104,191
• Equity at exit: $147,744

10-year hold

• IRR: 25.0%
• Equity multiple: 7.43×
• Total profit: $295,090
• Equity at exit: $318,616

Cash invested: $45,920 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$860
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $234

Break-even live

Break-even rent $1,354

Max offer price $164,000

Occupancy floor 81%

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: $41,000
• Closing costs: $4,920
• 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	0.70mi

Listing history 37 events

1. 2026-06-18
   price $164,000 Active 55 DOM
2. 2026-06-18
   days on market $174,000 Active 55 DOM
3. 2026-06-17
   days on market $174,000 Active 54 DOM
4. 2026-06-16
   days on market $174,000 Active 53 DOM
5. 2026-06-15
   days on market $174,000 Active 52 DOM
6. 2026-06-13
   days on market $174,000 Active 50 DOM
7. 2026-06-12
   days on market $174,000 Active 49 DOM
8. 2026-06-09
   days on market $174,000 Active 46 DOM
9. 2026-06-09
   remarks 509-char remark
10. 2026-06-08
    days on market $174,000 Active 45 DOM
11. 2026-06-07
    days on market $174,000 Active 44 DOM
12. 2026-06-07
    days on market $174,000 Active 43 DOM
13. 2026-06-04
    days on market $174,000 Active 40 DOM
14. 2026-06-02
    days on market $174,000 Active 39 DOM
15. 2026-06-01
    days on market $174,000 Active 38 DOM
16. 2026-05-31
    days on market $174,000 Active 37 DOM
17. 2026-04-22
    listed $179,000 Active 505-char remark
18. 2025-11-07
    soldstatus $75,000 Closed 543-char remark

    Show marketing remark (543 chars)

    This welcoming 3-bedroom, 1.5-bath home offers 1,728 square feet of comfortable living space on a generously sized double lot measuring 100x121. The spacious living room features a charming wood accent wall, while the kitchen opens into a large dining room perfect for hosting dinner—or just dinner conversations. The main floor includes a half bath currently in progress, just waiting for your finishing touch. Upstairs, the roomy primary bedroom offers ample closet space. New furnace and hot water heater included. Great Starter Home!

19. 2025-10-09
    status Pending 543-char remark

    Show marketing remark (543 chars)

    This welcoming 3-bedroom, 1.5-bath home offers 1,728 square feet of comfortable living space on a generously sized double lot measuring 100x121. The spacious living room features a charming wood accent wall, while the kitchen opens into a large dining room perfect for hosting dinner—or just dinner conversations. The main floor includes a half bath currently in progress, just waiting for your finishing touch. Upstairs, the roomy primary bedroom offers ample closet space. New furnace and hot water heater included. Great Starter Home!

20. 2025-09-25
    status Active 543-char remark

    Show marketing remark (543 chars)

    This welcoming 3-bedroom, 1.5-bath home offers 1,728 square feet of comfortable living space on a generously sized double lot measuring 100x121. The spacious living room features a charming wood accent wall, while the kitchen opens into a large dining room perfect for hosting dinner—or just dinner conversations. The main floor includes a half bath currently in progress, just waiting for your finishing touch. Upstairs, the roomy primary bedroom offers ample closet space. New furnace and hot water heater included. Great Starter Home!

21. 2025-09-23
    status Pending 543-char remark

    Show marketing remark (543 chars)

    This welcoming 3-bedroom, 1.5-bath home offers 1,728 square feet of comfortable living space on a generously sized double lot measuring 100x121. The spacious living room features a charming wood accent wall, while the kitchen opens into a large dining room perfect for hosting dinner—or just dinner conversations. The main floor includes a half bath currently in progress, just waiting for your finishing touch. Upstairs, the roomy primary bedroom offers ample closet space. New furnace and hot water heater included. Great Starter Home!

22. 2025-09-16
    price $75,000 543-char remark

    Show marketing remark (543 chars)

    This welcoming 3-bedroom, 1.5-bath home offers 1,728 square feet of comfortable living space on a generously sized double lot measuring 100x121. The spacious living room features a charming wood accent wall, while the kitchen opens into a large dining room perfect for hosting dinner—or just dinner conversations. The main floor includes a half bath currently in progress, just waiting for your finishing touch. Upstairs, the roomy primary bedroom offers ample closet space. New furnace and hot water heater included. Great Starter Home!

23. 2025-08-25
    price $85,000 543-char remark

    Show marketing remark (543 chars)

    This welcoming 3-bedroom, 1.5-bath home offers 1,728 square feet of comfortable living space on a generously sized double lot measuring 100x121. The spacious living room features a charming wood accent wall, while the kitchen opens into a large dining room perfect for hosting dinner—or just dinner conversations. The main floor includes a half bath currently in progress, just waiting for your finishing touch. Upstairs, the roomy primary bedroom offers ample closet space. New furnace and hot water heater included. Great Starter Home!

24. 2025-07-12
    listed $95,000 Active 543-char remark

    Show marketing remark (543 chars)

    This welcoming 3-bedroom, 1.5-bath home offers 1,728 square feet of comfortable living space on a generously sized double lot measuring 100x121. The spacious living room features a charming wood accent wall, while the kitchen opens into a large dining room perfect for hosting dinner—or just dinner conversations. The main floor includes a half bath currently in progress, just waiting for your finishing touch. Upstairs, the roomy primary bedroom offers ample closet space. New furnace and hot water heater included. Great Starter Home!

25. 2025-06-11
    status Active
26. 2025-06-11
    price $99,000
27. 2025-05-12
    status Pending
28. 2025-05-12
    historical
29. 2025-01-28
    listed $110,000 Active
30. 2008-03-26
    soldstatus $65,850
31. 2008-03-12
    soldstatus $65,850
32. 2007-10-03
    listed $67,900
33. 2003-05-27
    soldstatus $50,300
34. 2002-06-20
    soldstatus $17,800
35. 2002-05-07
    historical
36. 2002-05-02
    listed $16,000
37. 1999-11-08
    soldstatus $47,700

ⓘ 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: $1,697 · $141/mo
• Projected year-2 tax: $2,234 · $186/mo
• Expected delta: +$537/yr (+$45/mo · 31.7%)

ⓘ 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 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: $19,800
• − Mortgage interest: −$9,187
• − Property taxes: −$1,697
• − Insurance: −$820
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,771
• Taxable income: $158
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $2,767/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

+243.8% since first listed

23 events — show timeline

• 2026-06-18 Price Changed $164,000 Global MLS
• 2026-05-21 Price Changed $174,000 Global MLS
• 2026-04-22 Listed $179,000 Global MLS
• 2025-11-07 Sold (MLS) $75,000 Global MLS
• 2025-10-09 Pending — Global MLS
• 2025-09-25 Relisted — Global MLS
• 2025-09-23 Pending — Global MLS
• 2025-09-16 Price Changed $75,000 Global MLS
• 2025-08-25 Price Changed $85,000 Global MLS
• 2025-07-12 Listed $95,000 Global MLS
• 2025-06-11 Relisted — Global MLS
• 2025-06-11 Price Changed $99,000 Global MLS
• 2025-05-12 Pending — Global MLS
• 2025-05-12 Listing Removed — Global MLS
• 2025-01-28 Listed $110,000 Global MLS
• 2008-03-26 Sold (Public Records) $65,850 Public Records
• 2008-03-12 Sold (MLS) $65,850 Global MLS
• 2007-10-03 Listed $67,900 Global MLS
• 2003-05-27 Sold (Public Records) $50,300 Public Records
• 2002-06-20 Sold (MLS) $17,800 Global MLS
• 2002-05-07 Listing Removed — Global MLS
• 2002-05-02 Listed $16,000 Global MLS
• 1999-11-08 Sold (Public Records) $47,700 Public Records

Property tax history

-1.5%/yr

Latest (2025): $1,697 · +10.2% YoY. Source: county tax records.