10 Gilbert St · Johnstown, NY 12095

$135,000

3 bd · 2.5 ba · 1,673 sqft · SingleFamily public records · 26 Days on market

Built 1900 4,356 sqft lot Est $171k · 21% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.4/10.0
• 1% rule +6.2/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming turn of the century home with versatile floor plan! Wide plank hardwood floors throughout (some under carpet) freshly painted interior. Full bath on each floor. Clawfoot tub in 2nd flr bathroom. First floor bath has a walk in shower. Original doors and crown moldings, tin ceiling in the eat in country kitchen. First flr laundry hook up is in the side room off of the kitchen. In addition the full dry basement has a laundry hook up. Quaint front porch, 1 car garage and partially privacy fenced in yard. Side porch for easy entrance into the kitchen. Living room, formal dining room have french doors that are in the basement and could be put back up. Come see today!

Key facts

• Versatile layout
• Historic character
• Clawfoot tub

Tags

• TURN OF THE CENTURY HOME
• CLAWFOOT TUB
• VERSATILE LAYOUT
• MULTIGENERATIONAL LIVING
• POSSIBLE DUPLEX CONVERSION
• HISTORIC CHARACTER

Property features AI

Exterior

• Parking: Detached 1-car garage; Paved driveway; Total of 3 parking spaces
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Circuit breaker electric; Cable available
• Home design: Single family residence; Updated / remodeled; Stone foundation; Wood siding; Shingle / asphalt roof
• Construction: Wood siding construction; Stone foundation; Shingle / asphalt roof
• Exterior features: Front porch; Side porch; Paved driveway; Exterior lighting; Shed(s); Detached garage; Wood fencing enclosing the back yard; Level lot

Interior

• Kitchen: Range; Microwave; Refrigerator; Gas water heater
• Bedrooms: One bedroom on the first floor; Three bedrooms on the second floor
• Flooring: Vinyl; Carpet; Hardwood; Linoleum
• Bathrooms: Two full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Forced air heating (natural gas)
• Interior features: Paddle fan; Crown molding; Full basement
• Laundry & utility: Laundry room in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 $14k of equity ($933 loan paydown + $14k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

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

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $170,646
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 S Perry St	0.45mi	3/1.0	1,650 (-1%)	1mo	$140,000	$85	70
212 Meadow St	0.13mi	3/2.0	1,800 (+8%)	12mo	$194,000	$108	69
107 E Montgomery St	0.54mi	4/1.5 (+1)	1,612 (-4%)	3mo	$275,000	$171	57
12 Cady St	0.54mi	3/1.0	1,776 (+6%)	4mo	$81,000	$46	55
106 W Green St	0.26mi	3/2.0	1,438 (-14%)	10mo	$128,000	$89	54
3 W Madison Ave	0.36mi	3/2.0	1,464 (-12%)	12mo	$210,000	$143	51
502 S Market St	0.52mi	3/1.5	1,536 (-8%)	9mo	$234,900	$153	51
22 Wells St	0.33mi	4/1.0 (+1)	1,486 (-11%)	9mo	$22,500	$15	48
7 Hall Ave	0.52mi	3/1.5	1,872 (+12%)	13mo	$212,500	$114	41
2 S Chase St	0.69mi	3/1.5	1,474 (-12%)	6mo	$149,900	$102	39
214 N Chase St	0.74mi	3/1.0	1,458 (-13%)	3mo	$130,000	$89	35
6 Mason St	0.71mi	3/1.0	1,422 (-15%)	2mo	$50,119	$35	34

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: 29.9%
• Equity multiple: 3.36×
• Total profit: $89,109
• Equity at exit: $121,619

10-year hold

• IRR: 26.0%
• Equity multiple: 7.62×
• Total profit: $250,250
• Equity at exit: $262,275

Cash invested: $37,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,513 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$187 /mo · $2,239/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $244

Break-even live

Break-even rent $1,204

Max offer price $135,000

Occupancy floor 79%

Sensitivity live

Price	-10% $321	-5% $282	+0% $244	+5% $206	+10% $168
Rent	-10% $125	-5% $184	+0% $244	+5% $304	+10% $364
Rate	-1.0pp $312	-0.5pp $278	base $244	+0.5pp $209	+1.0pp $174

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $135,000 Active 26 DOM
2. 2026-06-18
   days on market $135,000 Active 24 DOM
3. 2026-06-17
   days on market $135,000 Active 23 DOM
4. 2026-06-16
   days on market $135,000 Active 22 DOM
5. 2026-06-15
   days on market $135,000 Active 21 DOM
6. 2026-06-13
   days on market $135,000 Active 19 DOM
7. 2026-06-12
   days on market $135,000 Active 18 DOM
8. 2026-06-09
   days on market $135,000 Active 15 DOM
9. 2026-06-08
   days on market $135,000 Active 14 DOM
10. 2026-06-07
    days on market $135,000 Active 13 DOM
11. 2026-06-07
    days on market $135,000 Active 12 DOM
12. 2026-06-04
    days on market $135,000 Active 9 DOM
13. 2026-06-02
    days on market $135,000 Active 8 DOM
14. 2026-06-01
    days on market $135,000 Active 7 DOM
15. 2026-05-31
    days on market $135,000 Active 6 DOM
16. 2026-05-25
    listed $135,000 Active
17. 2024-12-17
    soldstatus $127,200
18. 2024-12-11
    soldstatus $120,000 Closed 702-char remark

    Show marketing remark (702 chars)

    Welcome to this charming turn of the century home with versatile floor plan! Wide plank hardwood floors throughout (some under carpet) freshly painted interior. Full bath on each floor. Clawfoot tub in 2nd flr bathroom. First floor bath has a walk in shower. Original doors and crown moldings, tin ceiling in the eat in country kitchen. First flr laundry hook up is in the side room off of the kitchen. In addition the full dry basement has a laundry hook up. Quaint front porch, 1 car garage and partially privacy fenced in yard. Side porch for easy entrance into the kitchen. Living room, formal dining room have french doors that are in the basement and could be put back up. Come see today!

19. 2024-10-03
    status Pending 702-char remark

    Show marketing remark (702 chars)

    Welcome to this charming turn of the century home with versatile floor plan! Wide plank hardwood floors throughout (some under carpet) freshly painted interior. Full bath on each floor. Clawfoot tub in 2nd flr bathroom. First floor bath has a walk in shower. Original doors and crown moldings, tin ceiling in the eat in country kitchen. First flr laundry hook up is in the side room off of the kitchen. In addition the full dry basement has a laundry hook up. Quaint front porch, 1 car garage and partially privacy fenced in yard. Side porch for easy entrance into the kitchen. Living room, formal dining room have french doors that are in the basement and could be put back up. Come see today!

20. 2024-09-25
    listed $119,900 Active 702-char remark

    Show marketing remark (702 chars)

    Welcome to this charming turn of the century home with versatile floor plan! Wide plank hardwood floors throughout (some under carpet) freshly painted interior. Full bath on each floor. Clawfoot tub in 2nd flr bathroom. First floor bath has a walk in shower. Original doors and crown moldings, tin ceiling in the eat in country kitchen. First flr laundry hook up is in the side room off of the kitchen. In addition the full dry basement has a laundry hook up. Quaint front porch, 1 car garage and partially privacy fenced in yard. Side porch for easy entrance into the kitchen. Living room, formal dining room have french doors that are in the basement and could be put back up. Come see today!

ⓘ 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: $2,239 · $187/mo
• Projected year-2 tax: $2,260 · $188/mo
• Expected delta: +$21/yr (+$2/mo · 0.9%)

ⓘ 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 ≥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: $18,151
• − Mortgage interest: −$7,562
• − Property taxes: −$2,239
• − Insurance: −$675
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$3,927
• Taxable income: $844
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $2,727/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

+12.6% since first listed

5 events — show timeline

• 2026-05-25 Listed $135,000 Global MLS
• 2024-12-17 Sold (Public Records) $127,200 Public Records
• 2024-12-11 Sold (MLS) $120,000 Global MLS
• 2024-10-03 Pending — Global MLS
• 2024-09-25 Listed $119,900 Global MLS

Property tax history

+10.3%/yr

Latest (2025): $2,239 · +34.2% YoY. Source: county tax records.