66 Lincoln St · Gloversville, NY 12078

$35,000

3 bd · 1.5 ba · 1,536 sqft · SingleFamily public records · 6 Days on market

Built 1900 4,356 sqft lot ↓ 42% since listing

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice 3 BDRM, 1.5 Bath Renovated, Move-In-Condition home with NEW exterior doors, NEW windows throughout half of the home, NEW H20 heater, updated electric & plumbing, nice hardwood flooring throughout, NEW carpeting on the staircase. Sunroom off upstairs BDRM could make a great play room. Bike Path is next to this parcel, if you like to walk or ride your bike this screams convenience. Total annual taxes w/NO exemptions are $1,864.00. Pre-approved buyers to view only. Listing agent is related to seller. Very Good Condition

Key facts

• Corner lot
• 4,356 sq ft lot
• Built 1900

Tags

• FRONT AND BACK PORCHES
• CORNER LOT
• ADJACENT TO BIKE PATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Cap rate 39.9% 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 $4k of equity ($242 loan paydown + $4k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k 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.
• 3 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.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; flood insurance adds $460/mo; built in 1900 — 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 $35,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 4.71% ✓
• Cap rate: 39.88%
• Cash-on-cash: 119.94%
• DSCR: 6.34
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $139,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Washburn St	0.12mi	2/1.5 (-1)	1,650 (+7%)	9mo	$115,000	$70	69
44 W 8th Ave	0.36mi	3/1.5	1,408 (-8%)	5mo	$141,000	$100	65
7 N Mcnab Ave	0.30mi	3/1.0	1,434 (-7%)	11mo	$160,000	$112	64
238 N Main St	0.39mi	3/1.5	1,638 (+7%)	10mo	$78,900	$48	62
34 Division St	0.62mi	3/1.0	1,585 (+3%)	8mo	$82,000	$52	57
32 W 12th Ave	0.70mi	4/1.5 (+1)	1,530 (-0%)	6mo	$200,000	$131	57
72 3rd Ave	0.56mi	3/2.5	1,504 (-2%)	12mo	$179,000	$119	57
108 Yale St	0.50mi	4/1.5 (+1)	1,410 (-8%)	2mo	$185,394	$131	56
50 Summer St	0.60mi	2/1.0 (-1)	1,470 (-4%)	6mo	$110,000	$75	52
60 Broad St	0.65mi	2/1.0 (-1)	1,596 (+4%)	8mo	$15,000	$9	49
14 Alexander St	0.71mi	3/1.0	1,702 (+11%)	8mo	$155,000	$91	40
77 Helwig St	0.65mi	4/1.5 (+1)	1,730 (+13%)	7mo	$49,900	$29	38

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: 75.6%
• Equity multiple: 6.36×
• Total profit: $52,483
• Equity at exit: $31,531

10-year hold

• IRR: 69.7%
• Equity multiple: 14.19×
• Total profit: $129,267
• Equity at exit: $67,997

Cash invested: $9,800 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$126 /mo · $1,510/yr
• Insurance: −$15
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $519

Break-even live

Break-even rent $993

Max offer price $35,000

Occupancy floor 64%

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: $8,750
• Closing costs: $1,050
• 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	0.41mi

Listing history 9 events

1. 2026-04-01
   status Pending
2. 2026-03-26
   listed $35,000 Active
3. 2018-03-13
   soldstatus $47,000 Closed (Final Sale) 531-char remark

   Show marketing remark (531 chars)

   Nice 3 BDRM, 1.5 Bath Renovated, Move-In-Condition home with NEW exterior doors, NEW windows throughout half of the home, NEW H20 heater, updated electric & plumbing, nice hardwood flooring throughout, NEW carpeting on the staircase. Sunroom off upstairs BDRM could make a great play room. Bike Path is next to this parcel, if you like to walk or ride your bike this screams convenience. Total annual taxes w/NO exemptions are $1,864.00. Pre-approved buyers to view only. Listing agent is related to seller. Very Good Condition

4. 2018-03-13
   soldstatus $47,000

   Show marketing remark (531 chars)

   Nice 3 BDRM, 1.5 Bath Renovated, Move-In-Condition home with NEW exterior doors, NEW windows throughout half of the home, NEW H20 heater, updated electric & plumbing, nice hardwood flooring throughout, NEW carpeting on the staircase. Sunroom off upstairs BDRM could make a great play room. Bike Path is next to this parcel, if you like to walk or ride your bike this screams convenience. Total annual taxes w/NO exemptions are $1,864.00. Pre-approved buyers to view only. Listing agent is related to seller. Very Good Condition

5. 2018-02-28
   status Pend (Under Cntr) 531-char remark

   Show marketing remark (531 chars)

   Nice 3 BDRM, 1.5 Bath Renovated, Move-In-Condition home with NEW exterior doors, NEW windows throughout half of the home, NEW H20 heater, updated electric & plumbing, nice hardwood flooring throughout, NEW carpeting on the staircase. Sunroom off upstairs BDRM could make a great play room. Bike Path is next to this parcel, if you like to walk or ride your bike this screams convenience. Total annual taxes w/NO exemptions are $1,864.00. Pre-approved buyers to view only. Listing agent is related to seller. Very Good Condition

6. 2018-01-15
   listed $49,999 New 531-char remark

   Show marketing remark (531 chars)

   Nice 3 BDRM, 1.5 Bath Renovated, Move-In-Condition home with NEW exterior doors, NEW windows throughout half of the home, NEW H20 heater, updated electric & plumbing, nice hardwood flooring throughout, NEW carpeting on the staircase. Sunroom off upstairs BDRM could make a great play room. Bike Path is next to this parcel, if you like to walk or ride your bike this screams convenience. Total annual taxes w/NO exemptions are $1,864.00. Pre-approved buyers to view only. Listing agent is related to seller. Very Good Condition

7. 2017-10-31
   historical
8. 2017-10-21
   price $54,900
9. 2017-09-28
   listed $59,995 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: $1,510 · $126/mo
• Projected year-2 tax: $1,510 · $126/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 3/10 Moderate 7 d/yr ≥93°F today · 17 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: $19,800
• − Mortgage interest: −$1,961
• − Property taxes: −$1,510
• − Insurance: −$5,700
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$1,018
• Taxable income: $6,443
• Est. tax owed @ 24.0%: −$1,546
• After-tax cash flow: $4,683/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

-41.7% since first listed

9 events — show timeline

• 2026-04-01 Pending — Global MLS
• 2026-03-26 Listed $35,000 Global MLS
• 2018-03-13 Sold (Public Records) $47,000 Public Records
• 2018-03-13 Sold (MLS) $47,000 Global MLS
• 2018-02-28 Pending — Global MLS
• 2018-01-15 Listed $49,999 Global MLS
• 2017-10-31 Listing Removed — Global MLS
• 2017-10-21 Price Changed $54,900 Global MLS
• 2017-09-28 Listed $59,995 Global MLS

Property tax history

+17.8%/yr

Latest (2025): $1,510 · +5.3% YoY. Source: county tax records.