33 Clyde St · Gloversville, NY 12078

$229,900

4 bd · 1.5 ba · 2,523 sqft · SingleFamily public records · 16 Days on market

Built 1949 6,098 sqft lot Est $252k · 9% under

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Why this score? — see what drove the D+ 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).

• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.2/10.0

Listing remarks

Looking for space, character, and room to grow? This inviting Gloversville home offers over 2,500 square feet of living space with 4 bedrooms, 1.5 baths, and a flexible floor plan that fits a variety of lifestyles. Step inside and discover a spacious layout featuring a welcoming living room, formal dining room, and an eat-in kitchen designed for everyday living and entertaining. Hardwood floors add warmth and character throughout much of the home, while large windows bring in abundant natural light. The main floor includes a full bathroom and a versatile bonus room that can easily serve as a home office, playroom, hobby room, guest space, or den. Upstairs, you'll find four generously sized

Key facts

• Large windows
• Formal dining room
• Flexible floor plan

Tags

• FLEXIBLE FLOOR PLAN
• WELCOMING LIVING ROOM
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• HARDWOOD FLOORS
• LARGE WINDOWS

Property features AI

Exterior

• Parking: Two off-street parking spaces (driveway)
• Utilities: 100 amp electric service with circuit breakers; Public water; Public sewer
• Home design: Single family residence
• Construction: Vinyl siding
• Exterior features: Paved driveway; Corner lot; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Four bedrooms on the second floor
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the first floor; One half bathroom on the second floor
• Heating & cooling: Electric heating; Forced air; Natural gas
• Interior features: 10 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (28.2% below list).
• Recommended offer: $165k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 8.6% in Gloversville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Boulevard School (math 24% / reading 35%, grade F, #1,729 of 2,108 statewide, top 84%, 568 students, 72% FRL); Gloversville Middle School (math 6% / reading 35%, grade F, #664 of 729 statewide, top 91%, 548 students, 70% FRL); 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.
• Market conditions: 173 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 $25k of equity ($2k loan paydown + $23k 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.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $230k implies a 369% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000 (28.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1949 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.72% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.72%
• DSCR: 0.83
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $252,300
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 E Fulton St	0.23mi	3/2.5 (-1)	2,590 (+3%)	6mo	$240,000	$93	71
34 Pearl St	0.12mi	4/2.0	2,242 (-11%)	12mo	$189,000	$84	64
98 Oakland Ave	0.34mi	4/2.5	2,419 (-4%)	15mo	$245,000	$101	61
12 Lark St	0.29mi	3/2.5 (-1)	2,460 (-2%)	20mo	$295,000	$120	57
114 S Kingsboro Ave	0.42mi	4/3.0	2,387 (-5%)	14mo	$212,500	$89	54
95 Kingsboro Ave	0.66mi	4/1.5	2,480 (-2%)	21mo	$262,650	$106	49
38 East Blvd	0.45mi	5/2.0 (+1)	2,146 (-15%)	3mo	$215,000	$100	44
62 East Blvd	0.56mi	3/1.5 (-1)	2,170 (-14%)	2mo	$229,500	$106	44
139 2nd Ave	0.58mi	3/1.0 (-1)	2,240 (-11%)	4mo	$167,000	$75	44
14 Wells St	0.41mi	3/2.0 (-1)	2,700 (+7%)	24mo	$260,000	$96	42
107 Kingsboro Ave Ave	0.72mi	4/2.5	2,200 (-13%)	20mo	$310,000	$141	24

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: 21.6%
• Equity multiple: 2.75×
• Total profit: $112,456
• Equity at exit: $207,112

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $341,117
• Equity at exit: $446,645

Cash invested: $64,372 (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: 173
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$202 /mo · $2,423/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-200

Break-even live

Break-even rent $1,903

Max offer price $194,602

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-135	+0% $-200	+5% $-265	+10% $-330
Rent	-10% $-330	-5% $-265	+0% $-200	+5% $-135	+10% $-69
Rate	-1.0pp $-84	-0.5pp $-141	base $-200	+0.5pp $-259	+1.0pp $-320

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: $57,475
• Closing costs: $6,897
• 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	45d	3	0.67mi

Listing history 13 events

1. 2026-06-21
   days on market $229,900 Active 16 DOM
2. 2026-06-21
   days on market $229,900 Active 15 DOM
3. 2026-06-18
   days on market $229,900 Active 13 DOM
4. 2026-06-17
   days on market $229,900 Active 12 DOM
5. 2026-06-16
   days on market $229,900 Active 11 DOM
6. 2026-06-15
   days on market $229,900 Active 10 DOM
7. 2026-06-13
   days on market $229,900 Active 8 DOM
8. 2026-06-12
   days on market $229,900 Active 7 DOM
9. 2026-06-09
   days on market $229,900 Active 4 DOM
10. 2026-06-08
    days on market $229,900 Active 3 DOM
11. 2026-06-07
    days on market $229,900 Active 2 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $229,900 Active 1 DOM

ⓘ 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: $2,423 · $202/mo
• Projected year-2 tax: $3,154 · $263/mo
• Expected delta: +$731/yr (+$61/mo · 30.2%)

ⓘ 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: −$12,878
• − Property taxes: −$2,423
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$6,688
• Taxable loss: −$6,506
• Est. tax savings @ 24.0%: +$1,562
• After-tax cash flow: $-836/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

+405.3% since first listed

3 events — show timeline

• 2026-06-05 Listed $229,900 Global MLS
• 2006-04-28 Sold (Public Records) $49,000 Public Records
• 1996-11-06 Sold (Public Records) $45,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,423 · +5.4% YoY. Source: county tax records.