112 Pleasant Ave · Johnstown, NY 12095

$199,000

5 bd · 3.0 ba · 3,248 sqft · SingleFamily public records · 269 Days on market

Built 1895 0.44 ac lot ↓ 20% since listing

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Why this score? — see what drove the D 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 +7.6/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks

Step back in time with this beautifully converted former neighborhood meat market, now a spacious single-family home with endless possibilities. Offering 6 bedrooms, 2.5 baths, a sunny eat-in kitchen, oversized family room, and inviting living room, this property is filled with charm and character. The grand foyer and period details showcase its 1800's heritage. With 4 separate entries, this versatile property could serve as a warm and welcoming family home or an ideal bed-and-breakfast. Extras include a fenced yard, quaint patio, oversized garage with storage area, and a parking lot that accommodates 10-12 vehicles. Upstairs, enjoy a second sitting area. Truly one-of-a-kind with space, his

Key facts

• Grand foyer
• Fenced yard
• Sunny eat-in kitchen

Tags

• SUNNY EAT-IN KITCHEN
• OVERSIZED FAMILY ROOM
• INVITING LIVING ROOM
• GRAND FOYER
• FENCED YARD
• QUAINT PATIO

Property features AI

Exterior

• Parking: Attached garage; 1 garage space; Total of 12 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence
• Construction: Cedar construction
• Exterior features: Asphalt roof; Paved driveway; Back yard with fencing; Fenced yard; Garage structure on the property

Interior

• Kitchen: Cooktop; Oven; Refrigerator; Freezer; Dishwasher
• Bedrooms: Multiple bedrooms located on the second floor
• Bathrooms: Two full bathrooms on the second floor; One half bathroom on the first floor
• Heating & cooling: Natural gas heating; Steam heat
• Interior features: 10 total rooms; Living room; Foyer; Family room; Full basement
• Laundry & utility: Washer and dryer included; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (24.4% below list).
• Recommended offer: $150k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 4.0% in Johnstown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $21k of equity ($1k loan paydown + $20k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,419 (24.4% 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. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.06%
• DSCR: 0.77
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.68×
• Total profit: $93,456
• Equity at exit: $179,275

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $287,094
• Equity at exit: $386,613

Cash invested: $55,720 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,504 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$297 /mo · $3,564/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-235

Break-even live

Break-even rent $1,802

Max offer price $157,459

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $199,000 Active 269 DOM
2. 2026-06-17
   days on market $199,000 Active 268 DOM
3. 2026-06-16
   days on market $199,000 Active 267 DOM
4. 2026-06-15
   days on market $199,000 Active 266 DOM
5. 2026-06-13
   days on market $199,000 Active 264 DOM
6. 2026-06-12
   days on market $199,000 Active 263 DOM
7. 2026-06-09
   days on market $199,000 Active 260 DOM
8. 2026-06-08
   days on market $199,000 Active 259 DOM
9. 2026-06-07
   days on market $199,000 Active 258 DOM
10. 2026-06-07
    days on market $199,000 Active 257 DOM
11. 2026-06-04
    days on market $199,000 Active 254 DOM
12. 2026-06-02
    days on market $199,000 Active 253 DOM
13. 2026-06-01
    days on market $199,000 Active 252 DOM
14. 2026-05-31
    days on market $199,000 Active 251 DOM
15. 2026-05-18
    price $199,000
16. 2025-10-25
    price $230,000
17. 2025-09-22
    listed $250,000 Active

ⓘ 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: $3,564 · $297/mo
• Projected year-2 tax: $3,564 · $297/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°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: $18,050
• − Mortgage interest: −$11,147
• − Property taxes: −$3,564
• − Insurance: −$995
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$5,789
• Taxable loss: −$6,333
• Est. tax savings @ 24.0%: +$1,520
• After-tax cash flow: $-1,302/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

-20.4% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $199,000 Global MLS
• 2025-10-25 Price Changed $230,000 Global MLS
• 2025-09-22 Listed $250,000 Global MLS

Property tax history

+11.5%/yr

Latest (2025): $3,564 · +49.0% YoY. Source: county tax records.