108 Old Peck Hill Rd · Gloversville, NY 12078

$189,900

3 bd · 1.0 ba · 1,374 sqft · SingleFamily public records · 18 Days on market

Built 1900 0.44 ac lot Est $301k · 37% under

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here is your next project. Investors Alert.

Key facts

• Renovated home
• New flooring
• New appliances

Tags

• RENOVATED HOME
• UPDATED KITCHEN
• NEW FLOORING
• NEW APPLIANCES
• BACKYARD DECK

Property features AI

Exterior

• Parking: Parking for 6 vehicles
• Utilities: 150 amp electric service; Septic tank
• Home design: Single family residence; Living area approximately 1,374 (living area provided)
• Construction: Built with fiber cement construction
• Exterior features: Barn

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three bedrooms on the second level
• Bathrooms: One full bathroom on the first level
• Heating & cooling: Natural gas heating
• Interior features: 10 total rooms; Interior entry basement
• Laundry & utility: First-floor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (22.8% below list).
• Recommended offer: $147k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: 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 (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 34% district-wide (+16 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: 173 active listings in the ZIP; 112 units permitted in Fulton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $31k; list at $190k implies a 513% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $146,657 (22.8% 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 1900 — 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. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $300,906
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
652 County Hwy 122	0.59mi	3/1.0	1,243 (-10%)	5mo	$260,000	$209	52
106 Bluebird Ln	0.39mi	3/2.0	1,500 (+9%)	21mo	$329,000	$219	45

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: 22.1%
• Equity multiple: 2.78×
• Total profit: $94,888
• Equity at exit: $171,077

10-year hold

• IRR: 19.9%
• Equity multiple: 6.38×
• Total profit: $286,171
• Equity at exit: $368,934

Cash invested: $53,172 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,467 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$218 /mo · $2,614/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-134

Break-even live

Break-even rent $1,636

Max offer price $166,195

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-80	+0% $-134	+5% $-188	+10% $-242
Rent	-10% $-250	-5% $-192	+0% $-134	+5% $-76	+10% $-18
Rate	-1.0pp $-39	-0.5pp $-86	base $-134	+0.5pp $-183	+1.0pp $-233

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $189,900 Active 18 DOM
2. 2026-06-21
   days on market $189,900 Active 17 DOM
3. 2026-06-18
   days on market $189,900 Active 15 DOM
4. 2026-06-17
   days on market $189,900 Active 14 DOM
5. 2026-06-16
   days on market $189,900 Active 13 DOM
6. 2026-06-15
   days on market $189,900 Active 12 DOM
7. 2026-06-13
   days on market $189,900 Active 10 DOM
8. 2026-06-12
   days on market $189,900 Active 9 DOM
9. 2026-06-09
   days on market $189,900 Active 6 DOM
10. 2026-06-08
    days on market $189,900 Active 5 DOM
11. 2026-06-07
    days on market $189,900 Active 4 DOM
12. 2026-06-07
    days on market $189,900 Active 3 DOM
13. 2026-06-04
    remarks 699-char remark
14. 2026-06-04
    listed $189,900 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: $2,614 · $218/mo
• Projected year-2 tax: $2,911 · $243/mo
• Expected delta: +$298/yr (+$25/mo · 11.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $17,599
• − Mortgage interest: −$10,637
• − Property taxes: −$2,614
• − Insurance: −$950
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$5,524
• Taxable loss: −$4,942
• Est. tax savings @ 24.0%: +$1,186
• After-tax cash flow: $-424/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

• 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

+298.1% since first listed

14 events — show timeline

• 2026-06-03 Listed $189,900 Global MLS
• 2026-03-15 Listing Removed — Global MLS
• 2026-02-08 Listed $189,900 Global MLS
• 2023-05-19 Sold (MLS) $31,000 Global MLS
• 2023-03-29 Pending — Global MLS
• 2023-02-20 Pending — Global MLS
• 2023-02-06 Relisted — Global MLS
• 2023-02-01 Listing Removed — Global MLS
• 2023-01-27 Price Changed $34,000 Global MLS
• 2023-01-19 Price Changed $42,000 Global MLS
• 2023-01-09 Price Changed $50,900 Global MLS
• 2022-12-12 Price Changed $55,900 Global MLS
• 2022-11-21 Listed $59,900 Global MLS
• 2006-12-18 Sold (Public Records) $47,700 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,614 · -0.2% YoY. Source: county tax records.