173 N Arlington Ave · Gloversville, NY 12078

$55,000

3 bd · 1.0 ba · 1,376 sqft · SingleFamily public records · 58 Days on market

Built 1890 4,356 sqft lot $40/sqft · 67% below area

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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 +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 Unit Dwelling - great for a small owner occupied or first investor - Lower unit occupied, $950 incl utilities, upper unit updated/vacant Being sold ''as is'' Cash only!

Key facts

• 4,356 sq ft lot
• 2 parking spots
• Built 1890

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.0% 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: schools D, 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.
• 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 $6k of equity ($380 loan paydown + $6k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $55k implies a 450% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.00% ✓
• Cap rate: 26.05%
• Cash-on-cash: 70.55%
• DSCR: 4.14
• GRM: 2.8

CMA / ARV

• ARV (median comp): $167,700
• List price: $55,000
• Delta: -67.20%
• 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
44 W 8th Ave	0.28mi	3/1.5	1,408 (+2%)	5mo	$141,000	$100	77
6 Highland Ter	0.30mi	3/1.0	1,300 (-6%)	6mo	$176,900	$136	72
7 N Mcnab Ave	0.32mi	3/1.0	1,434 (+4%)	11mo	$160,000	$112	68
108 Yale St	0.48mi	4/1.5 (+1)	1,410 (+2%)	2mo	$185,394	$131	65
177 N Arlington Ave	0.02mi	2/1.5 (-1)	1,202 (-13%)	13mo	$37,000	$31	60
62 3rd Ave	0.54mi	3/2.0	1,209 (-12%)	3mo	$135,000	$112	48
50 Summer St	0.68mi	2/1.0 (-1)	1,470 (+7%)	6mo	$110,000	$75	47
32 W 12th Ave	0.57mi	4/1.5 (+1)	1,530 (+11%)	6mo	$200,000	$131	43
72 3rd Ave	0.57mi	3/2.5	1,504 (+9%)	12mo	$179,000	$119	42
3 State Cir	0.67mi	3/1.0	1,189 (-14%)	6mo	$219,000	$184	41
56 W State St	0.70mi	3/1.0	1,172 (-15%)	6mo	$195,000	$166	38
86 W State St	0.70mi	2/1.0 (-1)	1,548 (+12%)	12mo	$180,000	$116	32

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: 51.0%
• Equity multiple: 4.81×
• Total profit: $58,612
• Equity at exit: $49,548

10-year hold

• IRR: 44.8%
• Equity multiple: 10.80×
• Total profit: $150,951
• Equity at exit: $106,853

Cash invested: $15,400 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$23
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $445

Break-even live

Break-even rent $1,087

Max offer price $55,000

Occupancy floor 68%

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: $13,750
• Closing costs: $1,650
• 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	0.51mi

Listing history 5 events

1. 2026-05-13
   status Pending 170-char remark

   Show marketing remark (170 chars)

   2 Unit Dwelling - great for a small owner occupied or first investor - Lower unit occupied, $950 incl utilities, upper unit updated/vacant Being sold ''as is'' Cash only!

2. 2026-05-09
   price $55,000 170-char remark

   Show marketing remark (170 chars)

   2 Unit Dwelling - great for a small owner occupied or first investor - Lower unit occupied, $950 incl utilities, upper unit updated/vacant Being sold ''as is'' Cash only!

3. 2026-04-06
   price $65,000 170-char remark

   Show marketing remark (170 chars)

   2 Unit Dwelling - great for a small owner occupied or first investor - Lower unit occupied, $950 incl utilities, upper unit updated/vacant Being sold ''as is'' Cash only!

4. 2026-03-13
   listed $75,000 Active 170-char remark

   Show marketing remark (170 chars)

   2 Unit Dwelling - great for a small owner occupied or first investor - Lower unit occupied, $950 incl utilities, upper unit updated/vacant Being sold ''as is'' Cash only!

5. 2001-09-10
   soldstatus $10,000

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $1,042 · $87/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 9/10 Extreme FEMA zone AE · 99% 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: −$3,081
• − Property taxes: −$1,042
• − Insurance: −$5,800
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$1,600
• Taxable income: $5,110
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $4,113/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

+450.0% since first listed

5 events — show timeline

• 2026-05-13 Pending — Global MLS
• 2026-05-09 Price Changed $55,000 Global MLS
• 2026-04-06 Price Changed $65,000 Global MLS
• 2026-03-13 Listed $75,000 Global MLS
• 2001-09-10 Sold (Public Records) $10,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,042 · +3.4% YoY. Source: county tax records.