133 Kingsboro Ave · Gloversville, NY 12078

$239,900

4 bd · 2.0 ba · 2,300 sqft · MultiFamily public records · 34 Days on market

Built 1919 4,356 sqft lot

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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 +19.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.8/10.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Beautiful owners flat with large master bedroom. Updated kitchen and bath, inviting entry way, second bedroom has laundry but could go back down in basement. Was once three bedrooms and could be again. Upstairs flat has 3 bedrooms, Living room, dining room and kitchen. Open front porches, enclosed back porches, full attic and 3 car garage. All for $119,000

Key facts

• Foyer entrances
• Open front porches
• New flooring

Tags

• UPSTAIRS RENTAL INCOME
• NEW FLOORING
• FOYER ENTRANCES
• OPEN FRONT PORCHES
• ENCLOSED BACK PORCHES

Property features AI

Finance

• Financial info: Multifamily property with 2 total units; Tenants pay: hot water, heat, cable TV, electricity; Owner pays: water, sewer, grounds care, snow removal

Exterior

• Parking: Detached garage; Driveway parking; Paved off-street parking; Total parking spaces: 3 (including 3 garage spaces)
• Security: Closed-circuit camera(s)
• Utilities: Public water; Public sewer; 100 amp electrical service with circuit breakers
• Home design: Duplex; Entry levels include 1st and 2nd floor units; 48 ft main road frontage
• Construction: Aluminum siding; Stone foundation; Shingle (asphalt) roof; Built with traditional construction materials
• Exterior features: Front porch; Covered rear porch; Patio/porch areas; Back yard fencing; Landscaped lot with views and cleared areas; Detached garage(s)

Interior

• Kitchen: Each unit includes a kitchen (Unit 1 and Unit 2)
• Bedrooms: Unit 1: 2 bedrooms on 1st floor; Unit 2: 2 bedrooms on 2nd floor
• Flooring: Laminate flooring
• Bathrooms: Unit 1: 1 full bath (1st floor); Unit 2: 1 full bath (2nd floor); Total full bathrooms in building: 2
• Heating & cooling: Forced air heating (natural gas)
• Interior features: Solid surface counters; Walk-in closets; Ceramic tile bathrooms; Insulated windows
• Laundry & utility: Washer hookup in basement; Electric dryer hookup in basement; Laundry area located in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive. Per door: $141/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (2.3% below list).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.

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: Kingsborough School (332 students, 75% 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 72% FRL vs 54% district-wide (18 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; 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 $26k of equity ($2k loan paydown + $24k 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 $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $125k; list at $240k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $232,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $133,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Temple St	0.51mi	4/2.0	2,296 (-0%)	1mo	$107,000	$47	75
36 Helwig St	0.12mi	4/2.0	2,080 (-10%)	9mo	$110,000	$53	71
89 2nd Ave	0.28mi	5/2.0 (+1)	2,272 (-1%)	13mo	$134,000	$59	69
24 4th Ave	0.32mi	5/2.0 (+1)	2,400 (+4%)	6mo	$120,000	$50	68
65 Temple St	0.52mi	4/2.0	2,256 (-2%)	10mo	$160,000	$71	65
45 Temple St	0.52mi	4/2.0	2,182 (-5%)	6mo	$114,000	$52	62
26 Grand St	0.56mi	3/3.0 (-1)	2,360 (+3%)	4mo	$110,000	$47	57
226 E Fulton St	0.64mi	3/1.5 (-1)	2,345 (+2%)	4mo	$137,000	$58	56
336 N Main St	0.26mi	3/2.0 (-1)	2,088 (-9%)	17mo	$30,000	$14	53
45 Maple Ave	0.56mi	4/2.0	2,538 (+10%)	7mo	$170,000	$67	51
136 Prospect Ave	0.43mi	4/2.0	2,632 (+14%)	6mo	$216,000	$82	50
40 Temple St	0.51mi	4/2.0	1,956 (-15%)	2mo	$137,000	$70	50

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: 27.9%
• Equity multiple: 3.21×
• Total profit: $148,583
• Equity at exit: $216,121

10-year hold

• IRR: 24.3%
• Equity multiple: 7.30×
• Total profit: $423,401
• Equity at exit: $466,073

Cash invested: $67,172 (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: 17.1×

Monthly cashflow live

• Estimated rent: $2,343 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$211 /mo · $2,534/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $282

Break-even live

Break-even rent $1,986

Max offer price $239,900

Occupancy floor 83%

Sensitivity live

Price	-10% $418	-5% $350	+0% $282	+5% $214	+10% $146
Rent	-10% $97	-5% $189	+0% $282	+5% $374	+10% $467
Rate	-1.0pp $403	-0.5pp $343	base $282	+0.5pp $220	+1.0pp $156

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,344
Total (2 units)			$2,343

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: $59,975
• Closing costs: $7,197
• 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	0.62mi

Listing history 28 events

1. 2026-06-21
   days on market $239,900 Active 34 DOM
2. 2026-06-21
   days on market $239,900 Active 33 DOM
3. 2026-06-18
   days on market $239,900 Active 31 DOM
4. 2026-06-17
   days on market $239,900 Active 30 DOM
5. 2026-06-16
   days on market $239,900 Active 29 DOM
6. 2026-06-16
   remarks 699-char remark
7. 2026-06-15
   days on market $239,900 Active 28 DOM
8. 2026-06-13
   days on market $239,900 Active 26 DOM
9. 2026-06-12
   days on market $239,900 Active 25 DOM
10. 2026-06-09
    days on market $239,900 Active 22 DOM
11. 2026-06-08
    days on market $239,900 Active 21 DOM
12. 2026-06-07
    days on market $239,900 Active 20 DOM
13. 2026-06-07
    days on market $239,900 Active 19 DOM
14. 2026-06-04
    days on market $239,900 Active 16 DOM
15. 2026-06-02
    days on market $239,900 Active 15 DOM
16. 2026-06-01
    days on market $239,900 Active 14 DOM
17. 2026-05-31
    days on market $239,900 Active 13 DOM
18. 2026-05-18
    listed $239,900 Active
19. 2023-01-03
    soldstatus $125,000
20. 2022-11-08
    status Pending 359-char remark

    Show marketing remark (359 chars)

    Beautiful owners flat with large master bedroom. Updated kitchen and bath, inviting entry way, second bedroom has laundry but could go back down in basement. Was once three bedrooms and could be again. Upstairs flat has 3 bedrooms, Living room, dining room and kitchen. Open front porches, enclosed back porches, full attic and 3 car garage. All for $119,000

21. 2022-11-08
    status Active 359-char remark

    Show marketing remark (359 chars)

    Beautiful owners flat with large master bedroom. Updated kitchen and bath, inviting entry way, second bedroom has laundry but could go back down in basement. Was once three bedrooms and could be again. Upstairs flat has 3 bedrooms, Living room, dining room and kitchen. Open front porches, enclosed back porches, full attic and 3 car garage. All for $119,000

22. 2022-08-30
    status Pending 359-char remark

    Show marketing remark (359 chars)

    Beautiful owners flat with large master bedroom. Updated kitchen and bath, inviting entry way, second bedroom has laundry but could go back down in basement. Was once three bedrooms and could be again. Upstairs flat has 3 bedrooms, Living room, dining room and kitchen. Open front porches, enclosed back porches, full attic and 3 car garage. All for $119,000

23. 2022-08-25
    listed $119,900 Active 359-char remark

    Show marketing remark (359 chars)

    Beautiful owners flat with large master bedroom. Updated kitchen and bath, inviting entry way, second bedroom has laundry but could go back down in basement. Was once three bedrooms and could be again. Upstairs flat has 3 bedrooms, Living room, dining room and kitchen. Open front porches, enclosed back porches, full attic and 3 car garage. All for $119,000

24. 2017-04-11
    soldstatus $74,000
25. 2017-04-03
    soldstatus $74,000 Closed (Final Sale) 501-char remark

    Show marketing remark (501 chars)

    This 2 family home is located close to schools and all amenities. The first floor features 2 larger bedrooms and an updated bath and kitchen. The kitchen is fully applianced with stove, dishwasher and refrigerator. The second floor apartment has 3 bedrooms. Many updates to house including new windows, circuit breakers. Blacktop driveway and 3 car garage. Separate utilities. This is a great opportunity for an owner occupied. Have the upstairs rental help pay your mortgage. Very Good Condition

26. 2017-02-07
    status Pend (Under Cntr) 501-char remark

    Show marketing remark (501 chars)

    This 2 family home is located close to schools and all amenities. The first floor features 2 larger bedrooms and an updated bath and kitchen. The kitchen is fully applianced with stove, dishwasher and refrigerator. The second floor apartment has 3 bedrooms. Many updates to house including new windows, circuit breakers. Blacktop driveway and 3 car garage. Separate utilities. This is a great opportunity for an owner occupied. Have the upstairs rental help pay your mortgage. Very Good Condition

27. 2016-11-11
    listed $79,900 New 501-char remark

    Show marketing remark (501 chars)

    This 2 family home is located close to schools and all amenities. The first floor features 2 larger bedrooms and an updated bath and kitchen. The kitchen is fully applianced with stove, dishwasher and refrigerator. The second floor apartment has 3 bedrooms. Many updates to house including new windows, circuit breakers. Blacktop driveway and 3 car garage. Separate utilities. This is a great opportunity for an owner occupied. Have the upstairs rental help pay your mortgage. Very Good Condition

28. 1995-06-08
    soldstatus $63,000

ⓘ 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: $2,534 · $211/mo
• Projected year-2 tax: $3,294 · $275/mo
• Expected delta: +$760/yr (+$63/mo · 30.0%)

ⓘ 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 2/10 Low 7 d/yr ≥93°F today · 17 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: $28,116
• − Mortgage interest: −$13,438
• − Property taxes: −$2,534
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$6,979
• Taxable loss: −$533
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $3,509/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

+280.8% since first listed

11 events — show timeline

• 2026-05-18 Listed $239,900 Global MLS
• 2023-01-03 Sold (Public Records) $125,000 Public Records
• 2022-11-08 Pending — Global MLS
• 2022-11-08 Relisted — Global MLS
• 2022-08-30 Pending — Global MLS
• 2022-08-25 Listed $119,900 Global MLS
• 2017-04-11 Sold (Public Records) $74,000 Public Records
• 2017-04-03 Sold (MLS) $74,000 Global MLS
• 2017-02-07 Pending — Global MLS
• 2016-11-11 Listed $79,900 Global MLS
• 1995-06-08 Sold (Public Records) $63,000 Public Records

Property tax history

+18.9%/yr

Latest (2025): $2,534 · +5.4% YoY. Source: county tax records.