269 Bleecker St · Gloversville, NY 12078

$149,900

3 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 97 Days on market

Built 1950 1.00 ac lot $92/sqft · 33% above area Est $113k · 33% over

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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 +23.6/30.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• 1% rule +6.0/10.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Nice 3 bedroom, 2 full bath home situated on a LARGE DOUBLE LOT that gives a buyer 1 +/- Acre total with total annual taxes on both lots with No exemptions only $3,582 +/-. 1st floor laundry hookups. Natural Gas Hot Air Furnace & Pellet Stove. Hardwood floors downstairs and in one of the bedrooms. Much of the interior has been freshly painted. Nice large deck to sit and enjoy since summer is around the corner. Fenced in back yard behind the house as well. Overall this is a super cute home, nice property, 2 car attached garage, extra concrete pad for parking on the side of the driveway & garage and a shed for more storage room. Come take a look as this is a great opportunity and surely will not last long! SBL Numbers: 134.14-9-1 & 134.14-9-2 are included in the sale. Home is on the corner of Bleecker Street & William Street. Look for Signs.

Key facts

• Double corner lot
• 1 acre total
• Pellet stove

Tags

• DOUBLE CORNER LOT
• 1 ACRE TOTAL
• 1ST FLOOR LAUNDRY HOOKUPS
• NATURAL GAS HOT AIR FURNACE
• PELLET STOVE
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% 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: schools D, 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.
• Market conditions: 165 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 97 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; list at $150k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.10% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (median comp): $113,061
• List price: $149,900
• Delta: 32.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Lee Ave	0.53mi	3/2.0	1,599 (-2%)	1mo	$292,900	$183	71
5 Washburn St	0.43mi	2/1.5 (-1)	1,650 (+1%)	9mo	$115,000	$70	64
44 W 8th Ave	0.18mi	3/1.5	1,408 (-14%)	5mo	$141,000	$100	63
32 W 12th Ave	0.37mi	4/1.5 (+1)	1,530 (-6%)	6mo	$200,000	$131	61
14 Alexander St	0.59mi	3/1.0	1,702 (+4%)	8mo	$155,000	$91	55
77 Helwig St	0.49mi	4/1.5 (+1)	1,730 (+6%)	7mo	$49,900	$29	54
108 Yale St	0.44mi	4/1.5 (+1)	1,410 (-14%)	2mo	$185,394	$131	48
103 3rd Ave	0.65mi	3/1.5	1,768 (+8%)	8mo	$90,000	$51	47
244 Kingsboro Ave	0.72mi	4/2.5 (+1)	1,732 (+6%)	8mo	$140,000	$81	42
96 6th Ave	0.71mi	3/1.0	1,425 (-13%)	2mo	$179,500	$126	40
37 Highland Ter	0.60mi	4/1.5 (+1)	1,839 (+13%)	8mo	$260,000	$141	37
20 North Blvd	0.73mi	2/2.0 (-1)	1,458 (-11%)	7mo	$199,900	$137	37

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: 30.2%
• Equity multiple: 3.38×
• Total profit: $99,719
• Equity at exit: $135,042

10-year hold

• IRR: 26.2%
• Equity multiple: 7.66×
• Total profit: $279,480
• Equity at exit: $291,223

Cash invested: $41,972 (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 12078

• Home prices YoY: 12.2%
• Active inventory: 165
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$171 /mo · $2,056/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $284

Break-even live

Break-even rent $1,291

Max offer price $149,900

Occupancy floor 78%

Sensitivity live

Price	-10% $368	-5% $326	+0% $284	+5% $241	+10% $199
Rent	-10% $153	-5% $218	+0% $284	+5% $349	+10% $414
Rate	-1.0pp $359	-0.5pp $322	base $284	+0.5pp $245	+1.0pp $205

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: $37,475
• Closing costs: $4,497
• 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	44d	3	0.58mi

Listing history 27 events

1. 2026-06-18
   days on market $149,900 Active 97 DOM
2. 2026-06-17
   days on market $149,900 Active 96 DOM
3. 2026-06-16
   days on market $149,900 Active 95 DOM
4. 2026-06-15
   days on market $149,900 Active 94 DOM
5. 2026-06-13
   days on market $149,900 Active 92 DOM
6. 2026-06-12
   days on market $149,900 Active 91 DOM
7. 2026-06-09
   days on market $149,900 Active 88 DOM
8. 2026-06-08
   days on market $149,900 Active 87 DOM
9. 2026-06-07
   days on market $149,900 Active 86 DOM
10. 2026-06-07
    days on market $149,900 Active 85 DOM
11. 2026-06-04
    days on market $149,900 Active 82 DOM
12. 2026-06-02
    days on market $149,900 Active 81 DOM
13. 2026-06-01
    days on market $149,900 Active 80 DOM
14. 2026-05-31
    days on market $149,900 Active 79 DOM
15. 2026-04-30
    price $149,900 867-char remark

    Show marketing remark (867 chars)

    Nice 3 bedroom, 2 full bath home situated on a LARGE DOUBLE LOT that gives a buyer 1 +/- Acre total with total annual taxes on both lots with No exemptions only $3,582 +/-. 1st floor laundry hookups. Natural Gas Hot Air Furnace & Pellet Stove. Hardwood floors downstairs and in one of the bedrooms. Much of the interior has been freshly painted. Nice large deck to sit and enjoy since summer is around the corner. Fenced in back yard behind the house as well. Overall this is a super cute home, nice property, 2 car attached garage, extra concrete pad for parking on the side of the driveway & garage and a shed for more storage room. Come take a look as this is a great opportunity and surely will not last long! SBL Numbers: 134.14-9-1 & 134.14-9-2 are included in the sale. Home is on the corner of Bleecker Street & William Street. Look for Signs.

16. 2026-03-28
    price $159,000 867-char remark

    Show marketing remark (867 chars)

    Nice 3 bedroom, 2 full bath home situated on a LARGE DOUBLE LOT that gives a buyer 1 +/- Acre total with total annual taxes on both lots with No exemptions only $3,582 +/-. 1st floor laundry hookups. Natural Gas Hot Air Furnace & Pellet Stove. Hardwood floors downstairs and in one of the bedrooms. Much of the interior has been freshly painted. Nice large deck to sit and enjoy since summer is around the corner. Fenced in back yard behind the house as well. Overall this is a super cute home, nice property, 2 car attached garage, extra concrete pad for parking on the side of the driveway & garage and a shed for more storage room. Come take a look as this is a great opportunity and surely will not last long! SBL Numbers: 134.14-9-1 & 134.14-9-2 are included in the sale. Home is on the corner of Bleecker Street & William Street. Look for Signs.

17. 2026-03-13
    listed $165,000 Active 867-char remark

    Show marketing remark (867 chars)

    Nice 3 bedroom, 2 full bath home situated on a LARGE DOUBLE LOT that gives a buyer 1 +/- Acre total with total annual taxes on both lots with No exemptions only $3,582 +/-. 1st floor laundry hookups. Natural Gas Hot Air Furnace & Pellet Stove. Hardwood floors downstairs and in one of the bedrooms. Much of the interior has been freshly painted. Nice large deck to sit and enjoy since summer is around the corner. Fenced in back yard behind the house as well. Overall this is a super cute home, nice property, 2 car attached garage, extra concrete pad for parking on the side of the driveway & garage and a shed for more storage room. Come take a look as this is a great opportunity and surely will not last long! SBL Numbers: 134.14-9-1 & 134.14-9-2 are included in the sale. Home is on the corner of Bleecker Street & William Street. Look for Signs.

18. 2022-05-09
    soldstatus $79,000
19. 2022-04-29
    soldstatus $79,000 Closed 325-char remark

    Show marketing remark (325 chars)

    LOTS OF POTENTIAL! With a little TLC, this 3 bedroom/2 bath 2-story home situated on a spacious corner lot can be your new home or investment property. Convenient 1st floor laundry. Cozy living room and dining room and roomy kitchen. Huge deck offers lots of room for entertaining. Comes with Home Warranty! Good Condition

20. 2022-03-07
    status Pending 325-char remark

    Show marketing remark (325 chars)

    LOTS OF POTENTIAL! With a little TLC, this 3 bedroom/2 bath 2-story home situated on a spacious corner lot can be your new home or investment property. Convenient 1st floor laundry. Cozy living room and dining room and roomy kitchen. Huge deck offers lots of room for entertaining. Comes with Home Warranty! Good Condition

21. 2022-02-09
    historical Contingent 325-char remark

    Show marketing remark (325 chars)

    LOTS OF POTENTIAL! With a little TLC, this 3 bedroom/2 bath 2-story home situated on a spacious corner lot can be your new home or investment property. Convenient 1st floor laundry. Cozy living room and dining room and roomy kitchen. Huge deck offers lots of room for entertaining. Comes with Home Warranty! Good Condition

22. 2021-12-22
    status Active 325-char remark

    Show marketing remark (325 chars)

    LOTS OF POTENTIAL! With a little TLC, this 3 bedroom/2 bath 2-story home situated on a spacious corner lot can be your new home or investment property. Convenient 1st floor laundry. Cozy living room and dining room and roomy kitchen. Huge deck offers lots of room for entertaining. Comes with Home Warranty! Good Condition

23. 2021-12-14
    historical Contingent 325-char remark

    Show marketing remark (325 chars)

    LOTS OF POTENTIAL! With a little TLC, this 3 bedroom/2 bath 2-story home situated on a spacious corner lot can be your new home or investment property. Convenient 1st floor laundry. Cozy living room and dining room and roomy kitchen. Huge deck offers lots of room for entertaining. Comes with Home Warranty! Good Condition

24. 2021-11-11
    price $79,000 325-char remark

    Show marketing remark (325 chars)

    LOTS OF POTENTIAL! With a little TLC, this 3 bedroom/2 bath 2-story home situated on a spacious corner lot can be your new home or investment property. Convenient 1st floor laundry. Cozy living room and dining room and roomy kitchen. Huge deck offers lots of room for entertaining. Comes with Home Warranty! Good Condition

25. 2021-09-30
    price $89,000 325-char remark

    Show marketing remark (325 chars)

    LOTS OF POTENTIAL! With a little TLC, this 3 bedroom/2 bath 2-story home situated on a spacious corner lot can be your new home or investment property. Convenient 1st floor laundry. Cozy living room and dining room and roomy kitchen. Huge deck offers lots of room for entertaining. Comes with Home Warranty! Good Condition

26. 2021-09-23
    listed $99,000 New 325-char remark

    Show marketing remark (325 chars)

    LOTS OF POTENTIAL! With a little TLC, this 3 bedroom/2 bath 2-story home situated on a spacious corner lot can be your new home or investment property. Convenient 1st floor laundry. Cozy living room and dining room and roomy kitchen. Huge deck offers lots of room for entertaining. Comes with Home Warranty! Good Condition

27. 1994-01-12
    soldstatus $35,000

ⓘ 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: $2,056 · $171/mo
• Projected year-2 tax: $2,295 · $191/mo
• Expected delta: +$239/yr (+$20/mo · 11.6%)

ⓘ 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 · 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: $19,800
• − Mortgage interest: −$8,397
• − Property taxes: −$2,056
• − Insurance: −$750
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,361
• Taxable income: $1,069
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $3,147/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

+328.3% since first listed

13 events — show timeline

• 2026-04-30 Price Changed $149,900 Global MLS
• 2026-03-28 Price Changed $159,000 Global MLS
• 2026-03-13 Listed $165,000 Global MLS
• 2022-05-09 Sold (Public Records) $79,000 Public Records
• 2022-04-29 Sold (MLS) $79,000 Global MLS
• 2022-03-07 Pending — Global MLS
• 2022-02-09 Contingent — Global MLS
• 2021-12-22 Relisted — Global MLS
• 2021-12-14 Contingent — Global MLS
• 2021-11-11 Price Changed $79,000 Global MLS
• 2021-09-30 Price Changed $89,000 Global MLS
• 2021-09-23 Listed $99,000 Global MLS
• 1994-01-12 Sold (Public Records) $35,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,056 · +3.4% YoY. Source: county tax records.