80 Saratoga Blvd · Gloversville, NY 12078

$189,900

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 3 Days on market

Built 1946 0.27 ac lot Est $138k · 38% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks

Charming 4-bedroom Cape Cod featuring hardwood floors, spacious living areas, and plenty of character throughout. Two bedrooms on the first floor and two bedrooms are upstairs. One of the downstairs bedrooms is currently being used as an office. Situated on a large yard with ample space for outdoor entertaining, gardening, or recreation. A wonderful opportunity to make this inviting home your own!

Key facts

• 0.27 acre lot
• Garage
• Built 1946

Property features AI

Exterior

• Parking: One-car garage; Driveway with a total of 3 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Shingle/asphalt roof; Vinyl siding
• Construction: Vinyl siding construction; Shingle/asphalt roof; Full unfinished basement
• Exterior features: Deck; Landscaped lot

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Three bedrooms (two on the second level, one on the first level)
• Flooring: Wood and laminate flooring
• Bathrooms: One full bathroom on the first level
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Eight total rooms; Unfinished full basement; Garden
• Laundry & utility: Washer and dryer located in the basement

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 $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (27.2% below list).
• Recommended offer: $138k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 8.7% 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 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; 2 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,177 (27.2% 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 1946 — 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: 0.73% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.12%
• DSCR: 0.82
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $137,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Woodward Ave	0.35mi	3/1.0	1,100 (-2%)	1mo	$140,000	$127	80
23 Clyde St	0.28mi	2/1.0 (-1)	1,125 (+0%)	3mo	$103,000	$92	79
48 Saratoga Blvd	0.18mi	3/1.0	1,137 (+2%)	18mo	$156,900	$138	74
125 Cherry St	0.40mi	3/1.0	1,056 (-6%)	4mo	$90,000	$85	68
22 Woodward Ave	0.30mi	2/1.5 (-1)	1,230 (+10%)	3mo	$149,000	$121	60
6 East Blvd	0.45mi	3/1.5	1,080 (-4%)	19mo	$95,000	$88	56
30 Vanwyck St	0.56mi	3/2.0	1,152 (+3%)	21mo	$40,000	$35	48
40 Clyde St	0.26mi	3/1.0	1,284 (+15%)	22mo	$135,000	$105	45
3 Hawk St	0.60mi	2/1.5 (-1)	1,224 (+9%)	6mo	$160,000	$131	45
194 Prospect Ave	0.62mi	3/1.0	1,018 (-9%)	16mo	$125,000	$123	42
70 Wells St	0.55mi	3/1.0	960 (-14%)	23mo	$125,000	$130	32
192 Prospect Ave	0.62mi	4/2.0 (+1)	1,260 (+12%)	18mo	$217,300	$172	26

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: 21.4%
• Equity multiple: 2.73×
• Total profit: $91,807
• Equity at exit: $171,077

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $279,484
• 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: 165
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$199 /mo · $2,388/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-182

Break-even live

Break-even rent $1,613

Max offer price $157,684

Occupancy floor —

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: —

Rent comps 2 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	0.94mi
4 Fruit St Unit 2 Gloversville, NY	2.0	1.0	850	$995	$1.17	43d	1	1.48mi

Listing history 4 events

1. 2026-06-18
   days on market $189,900 Active 3 DOM
2. 2026-06-17
   days on market $189,900 Active 2 DOM
3. 2026-06-16
   remarks 400-char remark
4. 2026-06-16
   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: $2,388 · $199/mo
• Projected year-2 tax: $2,799 · $233/mo
• Expected delta: +$411/yr (+$34/mo · 17.2%)

ⓘ 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 3/10 Moderate
• 🌡 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: $16,581
• − Mortgage interest: −$10,637
• − Property taxes: −$2,388
• − Insurance: −$950
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$5,524
• Taxable loss: −$5,571
• Est. tax savings @ 24.0%: +$1,337
• After-tax cash flow: $-851/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

+90.1% since first listed

5 events — show timeline

• 2026-06-15 Listed $189,900 Global MLS
• 2010-07-26 Listing Removed — Global MLS
• 2010-01-25 Listed $92,000 Global MLS
• 2010-01-21 Listing Removed — Global MLS
• 2009-06-06 Listed $99,900 Global MLS

Property tax history

+3.0%/yr

Latest (2025): $2,388 · -25.6% YoY. Source: county tax records.