109 S Judson St · Gloversville, NY 12078

$134,900

4 bd · 2.0 ba · 2,640 sqft · MultiFamily public records · 52 Days on market

Built 1900 5,662 sqft lot $51/sqft · 9% below area Est $148k · 9% 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 +11.5/15.0
• 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 +2.5/5.0

Multi-family units

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

Listing remarks MLS

PRICE DROP!-TURN KEY Investment Property w/LONG TERM TENANTS & Extra Wooded Lots! Main property, you'll own two additional lots(113 S Judson St and 55 Eagle St).Property already generates a strong gross rental income of $17,700 per year from long-term renters & there's room for growth. Low taxes make this an even more attractive investment. Roof is +/-5yrs w/ new wood. New tub surronds in both units, +/-2years gravel driveway. Unattached two car garage. Great potential for increased returns. Contact us today to make this exceptional investment property yours! Agent related to the seller.

Key facts

• Detached garage
• 5,662 sq ft lot
• 2 garage spots

Tags

• DETACHED GARAGE
• UPDATES INCLUDING ROOF

Property features AI

Finance

• Financial info: Multifamily with 2 total units

Exterior

• Parking: Detached garage; 2 garage spaces; 6 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Duplex; Two-unit property
• Construction: Shingle siding
• Exterior features: Lot approximately 0.13 acre

Interior

• Kitchen: Unit 1: 1 kitchen (1st floor); Unit 2: 1 kitchen (2nd floor)
• Bedrooms: Unit 1: 2 bedrooms (both on the 1st floor); Unit 2: 2 bedrooms (both on the 2nd floor)
• Bathrooms: 2 full bathrooms total; Unit 1: 1 full bath (1st floor); Unit 2: 1 full bath (2nd floor)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: High-speed internet available; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $555/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $131k (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: 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: 172 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 ($933 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 ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $105k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — 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: 1.90% ✓
• Cap rate: 16.17%
• Cash-on-cash: 35.29%
• DSCR: 2.57
• GRM: 4.4

CMA / ARV

• ARV (median comp): $147,900
• List price: $134,900
• Delta: -8.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Prospect Ave	0.69mi	4/2.0	2,632 (-0%)	6mo	$216,000	$82	62
31 Steele Ave	0.11mi	5/2.0 (+1)	2,886 (+9%)	20mo	$90,000	$31	58
53 Steele Ave	0.04mi	5/3.0 (+1)	2,892 (+10%)	19mo	$153,000	$53	57
226 E Fulton St	0.59mi	3/1.5 (-1)	2,345 (-11%)	4mo	$137,000	$58	44
128 Broad St	0.73mi	4/2.0	2,336 (-12%)	6mo	$150,000	$64	41
253 S Main St	0.71mi	5/2.0 (+1)	2,400 (-9%)	7mo	$110,000	$46	41
63 W Pine St	0.72mi	5/3.0 (+1)	2,749 (+4%)	16mo	$219,000	$80	37
5 Littauer Pl	0.48mi	4/3.0	3,032 (+15%)	20mo	$165,000	$54	33

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: 51.4%
• Equity multiple: 4.82×
• Total profit: $144,235
• Equity at exit: $121,529

10-year hold

• IRR: 45.0%
• Equity multiple: 10.77×
• Total profit: $369,169
• Equity at exit: $262,081

Cash invested: $37,772 (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: 172
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,558 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$146 /mo · $1,758/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $1,111

Break-even live

Break-even rent $1,152

Max offer price $134,900

Occupancy floor 52%

Sensitivity live

Price	-10% $1,187	-5% $1,149	+0% $1,111	+5% $1,073	+10% $1,034
Rent	-10% $909	-5% $1,010	+0% $1,111	+5% $1,212	+10% $1,313
Rate	-1.0pp $1,179	-0.5pp $1,145	base $1,111	+0.5pp $1,076	+1.0pp $1,040

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,558
Total (2 units)			$2,558

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: $33,725
• Closing costs: $4,047
• 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	0.53mi

Listing history 30 events

1. 2026-06-16
   status $134,900 Pending 52 DOM
2. 2026-06-15
   days on market $134,900 Active 52 DOM
3. 2026-06-13
   days on market $134,900 Active 50 DOM
4. 2026-06-12
   days on market $134,900 Active 49 DOM
5. 2026-06-09
   days on market $134,900 Active 46 DOM
6. 2026-06-08
   days on market $134,900 Active 45 DOM
7. 2026-06-07
   days on market $134,900 Active 44 DOM
8. 2026-06-07
   days on market $134,900 Active 43 DOM
9. 2026-06-04
   days on market $134,900 Active 40 DOM
10. 2026-06-02
    days on market $134,900 Active 39 DOM
11. 2026-06-01
    days on market $134,900 Active 38 DOM
12. 2026-05-31
    days on market $134,900 Active 37 DOM
13. 2026-04-24
    listed $139,900 Active 405-char remark
14. 2023-11-22
    soldstatus $105,000
15. 2023-10-18
    soldstatus $105,000 Closed 602-char remark

    Show marketing remark (602 chars)

    PRICE DROP!-TURN KEY Investment Property w/LONG TERM TENANTS & Extra Wooded Lots! Main property, you'll own two additional lots(113 S Judson St and 55 Eagle St).Property already generates a strong gross rental income of $17,700 per year from long-term renters & there's room for growth. Low taxes make this an even more attractive investment. Roof is +/-5yrs w/ new wood. New tub surronds in both units, +/-2years gravel driveway. Unattached two car garage. Great potential for increased returns. Contact us today to make this exceptional investment property yours! Agent related to the seller.

16. 2023-08-27
    historical Contingent 602-char remark

    Show marketing remark (602 chars)

    PRICE DROP!-TURN KEY Investment Property w/LONG TERM TENANTS & Extra Wooded Lots! Main property, you'll own two additional lots(113 S Judson St and 55 Eagle St).Property already generates a strong gross rental income of $17,700 per year from long-term renters & there's room for growth. Low taxes make this an even more attractive investment. Roof is +/-5yrs w/ new wood. New tub surronds in both units, +/-2years gravel driveway. Unattached two car garage. Great potential for increased returns. Contact us today to make this exceptional investment property yours! Agent related to the seller.

17. 2023-08-05
    price $109,900 602-char remark

    Show marketing remark (602 chars)

    PRICE DROP!-TURN KEY Investment Property w/LONG TERM TENANTS & Extra Wooded Lots! Main property, you'll own two additional lots(113 S Judson St and 55 Eagle St).Property already generates a strong gross rental income of $17,700 per year from long-term renters & there's room for growth. Low taxes make this an even more attractive investment. Roof is +/-5yrs w/ new wood. New tub surronds in both units, +/-2years gravel driveway. Unattached two car garage. Great potential for increased returns. Contact us today to make this exceptional investment property yours! Agent related to the seller.

18. 2023-07-06
    price $119,900 602-char remark

    Show marketing remark (602 chars)

    PRICE DROP!-TURN KEY Investment Property w/LONG TERM TENANTS & Extra Wooded Lots! Main property, you'll own two additional lots(113 S Judson St and 55 Eagle St).Property already generates a strong gross rental income of $17,700 per year from long-term renters & there's room for growth. Low taxes make this an even more attractive investment. Roof is +/-5yrs w/ new wood. New tub surronds in both units, +/-2years gravel driveway. Unattached two car garage. Great potential for increased returns. Contact us today to make this exceptional investment property yours! Agent related to the seller.

19. 2023-06-15
    listed $129,900 Active 602-char remark

    Show marketing remark (602 chars)

    PRICE DROP!-TURN KEY Investment Property w/LONG TERM TENANTS & Extra Wooded Lots! Main property, you'll own two additional lots(113 S Judson St and 55 Eagle St).Property already generates a strong gross rental income of $17,700 per year from long-term renters & there's room for growth. Low taxes make this an even more attractive investment. Roof is +/-5yrs w/ new wood. New tub surronds in both units, +/-2years gravel driveway. Unattached two car garage. Great potential for increased returns. Contact us today to make this exceptional investment property yours! Agent related to the seller.

20. 2022-11-16
    historical
21. 2022-09-25
    price $119,000
22. 2022-09-02
    listed $124,999 Active
23. 2020-01-10
    historical
24. 2020-01-10
    status Back On Market
25. 2019-11-11
    historical
26. 2019-09-23
    listed $42,900 New
27. 2017-08-08
    soldstatus $33,000
28. 2017-08-01
    soldstatus $33,000 Closed (Final Sale)
29. 2017-07-05
    status Pend (Under Cntr)
30. 2017-06-09
    listed $39,000 New

ⓘ 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: $1,758 · $146/mo
• Projected year-2 tax: $2,019 · $168/mo
• Expected delta: +$261/yr (+$22/mo · 14.8%)

ⓘ 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: $30,696
• − Mortgage interest: −$7,556
• − Property taxes: −$1,758
• − Insurance: −$674
• − Repairs & maintenance: −$2,456
• − Management: −$2,456
• − Depreciation: −$3,924
• Taxable income: $11,871
• Est. tax owed @ 24.0%: −$2,849
• After-tax cash flow: $10,479/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

+245.9% since first listed

20 events — show timeline

• 2026-06-15 Pending — Global MLS
• 2026-05-27 Price Changed $134,900 Global MLS
• 2026-04-24 Listed $139,900 Global MLS
• 2023-11-22 Sold (Public Records) $105,000 Public Records
• 2023-10-18 Sold (MLS) $105,000 Global MLS
• 2023-08-27 Contingent — Global MLS
• 2023-08-05 Price Changed $109,900 Global MLS
• 2023-07-06 Price Changed $119,900 Global MLS
• 2023-06-15 Listed $129,900 Global MLS
• 2022-11-16 Listing Removed — Global MLS
• 2022-09-25 Price Changed $119,000 Global MLS
• 2022-09-02 Listed $124,999 Global MLS
• 2020-01-10 Listing Removed — Global MLS
• 2020-01-10 Relisted — Global MLS
• 2019-11-11 Listing Removed — Global MLS
• 2019-09-23 Listed $42,900 Global MLS
• 2017-08-08 Sold (Public Records) $33,000 Public Records
• 2017-08-01 Sold (MLS) $33,000 Global MLS
• 2017-07-05 Pending — Global MLS
• 2017-06-09 Listed $39,000 Global MLS

Property tax history

+1.1%/yr

Latest (2025): $1,758 · +5.4% YoY. Source: county tax records.