206 Glebe St · Johnstown, NY 12095

$99,900

4 bd · 2.0 ba · 2,068 sqft · SingleFamily public records · 7 Days on market

Built 1900 6,098 sqft lot

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming and spacious 4-5 bedroom home offering 2,068 sq. ft. of living space in the heart of Johnstown. This property showcases original character throughout, including beautiful wooden stairs and classic beamed ceilings. Enjoy a large yard, perfect for relaxing or entertaining, all conveniently located near shopping and transportation. Opportunities like this are rare--contact us today to schedule a viewing and discover the incredible potential this home has to offer! Being sold as is, inspections are for buyer's info only.

Key facts

• 6,098 sq ft lot
• 5 parking spots
• Built 1900

Property features AI

Exterior

• Parking: Five parking spaces
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single family residence; Living area approximately 2,068
• Construction: Vinyl siding
• Exterior features: Back yard fencing; Paved driveway

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Four bedrooms on the second level; One bedroom on the first level
• Bathrooms: Two full bathrooms (one on the first level and one on the second level)
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Storm doors; Full basement; Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 11.4% vs local median 4.0% in Johnstown — 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 78/100 on livability (#168 in NY, #2,603 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime D-, amenities D-.
• Johnstown City School District (town): math 35% / reading 47% proficiency, ranked #509 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 82 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $39k; list at $100k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.52% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.15%
• DSCR: 1.81
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $223,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 E Montgomery St	0.18mi	3/1.0 (-1)	2,050 (-1%)	3mo	$160,000	$78	78
6 E Madison Ave	0.21mi	4/2.0	2,140 (+4%)	10mo	$122,500	$57	76
3 Whitmore Ave	0.21mi	4/1.0	1,990 (-4%)	7mo	$103,000	$52	74
206 N Market St	0.52mi	4/2.0	2,086 (+1%)	8mo	$179,000	$86	68
301 S William St	0.37mi	4/2.5	2,144 (+4%)	13mo	$359,000	$167	64
12 Cady St	0.14mi	3/1.0 (-1)	1,776 (-14%)	4mo	$81,000	$46	58
204 W 3rd Ave	0.57mi	4/2.5	1,968 (-5%)	8mo	$405,000	$206	56
101 Prindle Ave	0.45mi	4/2.0	1,893 (-8%)	11mo	$245,000	$129	56
202 W 1st Ave	0.43mi	5/1.5 (+1)	2,318 (+12%)	6mo	$299,500	$129	48
6 W Second Ave	0.40mi	5/3.0 (+1)	2,308 (+12%)	8mo	$225,000	$97	47
215 W 5th Ave	0.70mi	4/2.5	2,208 (+7%)	10mo	$374,000	$169	46
212 Meadow St	0.47mi	3/2.0 (-1)	1,800 (-13%)	12mo	$194,000	$108	41

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: 37.8%
• Equity multiple: 3.91×
• Total profit: $81,424
• Equity at exit: $89,998

10-year hold

• IRR: 32.6%
• Equity multiple: 8.82×
• Total profit: $218,750
• Equity at exit: $194,084

Cash invested: $27,972 (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 12095

• Home prices YoY: 3.8%
• Active inventory: 82
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$213 /mo · $2,554/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $423

Break-even live

Break-even rent $985

Max offer price $99,900

Occupancy floor 67%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-05
   status Pending
2. 2026-04-30
   historical Contingent
3. 2026-04-27
   listed $99,900 Active
4. 2024-11-14
   status Active
5. 2024-10-15
   status Pending
6. 2024-10-15
   historical
7. 2024-10-04
   price $95,000
8. 2024-09-16
   price $110,000
9. 2024-08-08
   listed $130,000 Active
10. 1997-07-31
    soldstatus $39,200

ⓘ 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: $2,554 · $213/mo
• Projected year-2 tax: $2,554 · $213/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $18,248
• − Mortgage interest: −$5,596
• − Property taxes: −$2,554
• − Insurance: −$500
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$2,906
• Taxable income: $3,773
• Est. tax owed @ 24.0%: −$905
• After-tax cash flow: $4,170/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: Johnstown City School District
• NCES district ID: 3615980
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 47% ▲ 4.00%
• Median HH income: $45,999
• Composite: 34.89/100
• National rank: #5082
• State rank: #509 of 590 in NY

Livability — Johnstown

• Score: 78/100
• State rank: #168
• US rank: #2603

Category grades

Amenities D- Commute B Cost of living A Crime D- Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnstown, NY
• Population (ZIP): 12,013

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 4% Black 2%
• Common ancestry: Iranian 6% Romanian 5% Lithuanian 4%
• Foreign-born: 2% · Canada
• 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: ▲ 10.82%
• Current HPI: 297.365
• 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

+154.8% since first listed

10 events — show timeline

• 2026-05-05 Pending — Global MLS
• 2026-04-30 Contingent — Global MLS
• 2026-04-27 Listed $99,900 Global MLS
• 2024-11-14 Relisted — Global MLS
• 2024-10-15 Pending — Global MLS
• 2024-10-15 Listing Removed — Global MLS
• 2024-10-04 Price Changed $95,000 Global MLS
• 2024-09-16 Price Changed $110,000 Global MLS
• 2024-08-08 Listed $130,000 Global MLS
• 1997-07-31 Sold (Public Records) $39,200 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,554 · +5.8% YoY. Source: county tax records.