44 Temple St · Gloversville, NY 12078

$134,500

4 bd · 2.0 ba · 2,160 sqft · MultiFamily · 6 Days on market

Built 1910 Fair condition 6,098 sqft lot $62/sqft · 27% below area Est $183k · 27% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Charming 2-family home offering a wonderful opportunity for both owner-occupants and investors alike! Each spacious unit features 2 bedrooms and 1 full bath, with beautiful hardwood floors, inviting dining rooms, and bright eat-in kitchens full of character and functionality. Enjoy relaxing mornings or evenings on the welcoming covered front porch overlooking a picturesque tree-lined street. The backyard is perfect for recreation and entertaining with a basketball court and backing up to a baseball field for an open, park-like feel. Conveniently located within walking distance to restaurants, shopping, and schools. Low-maintenance vinyl siding and off-street parking for up to 4 vehicles mak

Key facts

• Covered front porch
• Eat-in kitchens
• Dining rooms

Tags

• HARDWOOD FLOORS
• DINING ROOMS
• EAT-IN KITCHENS
• COVERED FRONT PORCH
• OFF-STREET PARKING

Property features AI

Finance

• Financial info: Two-unit multifamily property

Exterior

• Parking: Driveway with space for 3 vehicles
• Utilities: 100 amp electric service with circuit breakers; Public water; Public sewer
• Home design: Duplex
• Construction: Vinyl siding; Stone foundation
• Exterior features: Front porch

Interior

• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: Each unit has one full bathroom (2 full bathrooms total)
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Carpet, hardwood, and laminate flooring; Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $134k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive. Per door: $432/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Cap rate 14.0% vs local median 8.7% in Gloversville — 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 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 $14k of equity ($930 loan paydown + $13k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,500

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.69% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.55%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (median comp): $183,009
• List price: $134,500
• Delta: -26.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Temple St	0.02mi	4/2.0	2,182 (+1%)	6mo	$114,000	$52	92
38 Temple St	0.03mi	4/2.0	2,296 (+6%)	1mo	$107,000	$47	88
40 Temple St	0.02mi	4/2.0	1,956 (-9%)	2mo	$137,000	$70	82
65 Temple St	0.09mi	4/2.0	2,256 (+4%)	10mo	$160,000	$71	80
36 Helwig St	0.41mi	4/2.0	2,080 (-4%)	9mo	$110,000	$53	68
26 Grand St	0.15mi	3/3.0 (-1)	2,360 (+9%)	4mo	$110,000	$47	65
242 Bleecker St	0.17mi	5/2.0 (+1)	1,904 (-12%)	6mo	$125,000	$66	62
24 4th Ave	0.24mi	5/2.0 (+1)	2,400 (+11%)	5mo	$120,000	$50	61
32 5th Ave	0.31mi	4/2.0	1,890 (-12%)	10mo	$88,000	$47	56
70 6th Ave	0.48mi	5/2.0 (+1)	1,952 (-10%)	4mo	$120,000	$61	54
128 Broad St	0.63mi	4/2.0	2,336 (+8%)	6mo	$150,000	$64	52
73 Fremont St	0.58mi	5/2.0 (+1)	1,914 (-11%)	8mo	$75,000	$39	42

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: 45.1%
• Equity multiple: 4.41×
• Total profit: $128,353
• Equity at exit: $121,168

10-year hold

• IRR: 39.1%
• Equity multiple: 9.89×
• Total profit: $334,742
• Equity at exit: $261,304

Cash invested: $37,660 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,271 medium
• Mortgage (P&I): −$705
• Tax est. 1.5%: −$168 /mo · $2,018/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $865

Break-even live

Break-even rent $1,177

Max offer price $134,500

Occupancy floor 57%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,272
Total (2 units)			$2,271

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: $33,625
• Closing costs: $4,035
• 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	0.35mi

Listing history 1 events

1. 2026-05-13
   listed $134,500 Active 768-char remark

ⓘ 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 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: $27,252
• − Mortgage interest: −$7,534
• − Property taxes: −$2,018
• − Insurance: −$672
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − Depreciation: −$3,913
• Taxable income: $8,755
• Est. tax owed @ 24.0%: −$2,101
• After-tax cash flow: $8,274/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 · 30 photos

Fair 45/100 Moderate rehab

This 2-family home requires moderate renovations to improve its condition and increase its value. The kitchen and bathroom need major updates, and the flooring and paint need attention. The home has a good roof and foundation, and the exterior could benefit from some maintenance. The backyard is a plus, but the landscaping could be improved.

Repairs flagged

• Major Kitchen cabinets — Old and outdated
• Major Kitchen appliances — Outdated and worn
• Major Bathroom fixtures — Old and outdated
• Major Flooring — Worn and outdated
• Minor Paint — Some wear

Value-add opportunities

• Resale New kitchen cabinets and appliances — Modern kitchen will attract more buyers
• Resale New bathroom fixtures — Modern bathroom will attract more buyers
• Resale New flooring — New flooring will make the home more appealing
• Resale Paint exterior — Fresh paint will improve curb appeal
• Resale Replace windows — New windows will improve energy efficiency and curb appeal
• Rental Replace HVAC system — Modern HVAC system will attract more renters and reduce utility costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Old and outdated	Major	$15,000–50,000
Kitchen appliances · Outdated and worn	Major	$15,000–50,000
Bathroom fixtures · Old and outdated	Major	$15,000–50,000
Flooring · Worn and outdated	Major	$15,000–50,000
Paint · Some wear	Minor	$500–3,000
Total estimated repair cost · 5 items		$60,500–203,000

Value-add ROI direction

• Resale New kitchen cabinets and appliances — Modern kitchen will attract more buyers ↑
• Resale New bathroom fixtures — Modern bathroom will attract more buyers ↑
• Resale New flooring — New flooring will make the home more appealing ↑
• Resale Paint exterior — Fresh paint will improve curb appeal ↑
• Resale Replace windows — New windows will improve energy efficiency and curb appeal ↑
• Rental Replace HVAC system — Modern HVAC system will attract more renters and reduce utility costs ↑

ⓘ 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: 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

2 events — show timeline

• 2026-05-19 Pending — Global MLS
• 2026-05-13 Listed $134,500 Global MLS