18 Bellevue Ave · Gloversville, NY 12078

$137,000

2 bd · 2.0 ba · 2,101 sqft · SingleFamily public records · 20 Days on market

Built 1931 0.27 ac lot Est $143k · at est.

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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 +15.6/30.0
• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• 1% rule +5.4/10.0
• DSCR +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

Listing remarks MLS

Come and enjoy this beautifully located charming home. Newer kitchen, wood burning fireplace and a bedroom and full bath downstairs. Master bedroom upstairs with a huge walk-in closet and full bath. Fenced in back yard. Furnace is 4 yrs old. This inviting home is move in ready. Taxes include additional parcels with star exemption***

Key facts

• Formal dining room
• Large kitchen
• Family room

Tags

• LARGE KITCHEN
• GREAT SIZED LIVING ROOM
• FORMAL DINING ROOM
• FAMILY ROOM
• FIRST FLOOR BEDROOM
• FULL BATH ON EACH LEVEL

Property features AI

Exterior

• Parking: Paved driveway with space for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Brick construction
• Construction: Block foundation; Shingle roof
• Exterior features: Covered front porch; Paved driveway; Shed(s); Level, cleared, landscaped lot

Interior

• Kitchen: Electric oven; Microwave; Refrigerator; Dishwasher
• Bedrooms: Bedroom on the first floor; Bedroom on the second floor; Den on the first floor
• Flooring: Vinyl; Carpet; Ceramic tile; Parquet
• Bathrooms: Two full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Heating: Baseboard hot water (natural gas)
• Interior features: High-speed internet; Ceiling paddle fans; Walk-in closet(s); 9 total rooms; Living room fireplace
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $57 ($683/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $137k).
• Recommended offer: $135k (1.5% 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: Gloversville High School (math 82% / reading 77%, grade A-, #518 of 1,100 statewide, top 51%, 697 students, 71% FRL) — zoned schools average 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 80% at this address vs 34% district-wide (+46 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: 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 $15k of equity ($947 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 20 days — a 2% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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: property tax is 2.6% of price; built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,945 (1.5% below list)

Questions for the listing agent

1. Built in 1931 — 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. 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?
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: 1.04% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $142,868
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Broad St	0.51mi	3/2.5 (+1)	1,912 (-9%)	6mo	$150,000	$78	49
38 Highland Ter	0.53mi	3/1.5 (+1)	1,800 (-14%)	9mo	$115,000	$64	37
5 Broad St	0.62mi	3/1.5 (+1)	1,840 (-12%)	20mo	$126,000	$68	26

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: 25.6%
• Equity multiple: 3.04×
• Total profit: $78,337
• Equity at exit: $123,420

10-year hold

• IRR: 22.5%
• Equity multiple: 6.94×
• Total profit: $228,030
• Equity at exit: $266,161

Cash invested: $38,360 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$293 /mo · $3,519/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $57

Break-even live

Break-even rent $1,353

Max offer price $137,000

Occupancy floor 91%

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: $34,250
• Closing costs: $4,110
• 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	$1,425	$0.88	43d	3	0.99mi

Listing history 26 events

1. 2026-06-18
   days on market $137,000 Active 20 DOM
2. 2026-06-17
   days on market $137,000 Active 19 DOM
3. 2026-06-16
   days on market $137,000 Active 18 DOM
4. 2026-06-15
   days on market $137,000 Active 17 DOM
5. 2026-06-13
   days on market $137,000 Active 15 DOM
6. 2026-06-12
   days on market $137,000 Active 14 DOM
7. 2026-06-09
   days on market $137,000 Active 11 DOM
8. 2026-06-08
   days on market $137,000 Active 10 DOM
9. 2026-06-07
   days on market $137,000 Active 9 DOM
10. 2026-06-07
    days on market $137,000 Active 8 DOM
11. 2026-06-04
    days on market $137,000 Active 5 DOM
12. 2026-06-02
    days on market $137,000 Active 4 DOM
13. 2026-06-01
    days on market $137,000 Active 3 DOM
14. 2026-05-31
    days on market $137,000 Active 2 DOM
15. 2026-05-29
    listed $137,000 Active
16. 2024-08-12
    historical
17. 2024-07-30
    price $219,000
18. 2024-06-28
    listed $225,000 Active
19. 2022-09-14
    soldstatus $190,000
20. 2022-09-08
    soldstatus $190,000 Closed 339-char remark

    Show marketing remark (339 chars)

    Come and enjoy this beautifully located charming home. Newer kitchen, wood burning fireplace and a bedroom and full bath downstairs. Master bedroom upstairs with a huge walk-in closet and full bath. Fenced in back yard. Furnace is 4 yrs old. This inviting home is move in ready. Taxes include additional parcels with star exemption***

21. 2022-07-09
    status Pending 339-char remark

    Show marketing remark (339 chars)

    Come and enjoy this beautifully located charming home. Newer kitchen, wood burning fireplace and a bedroom and full bath downstairs. Master bedroom upstairs with a huge walk-in closet and full bath. Fenced in back yard. Furnace is 4 yrs old. This inviting home is move in ready. Taxes include additional parcels with star exemption***

22. 2022-06-29
    listed $164,500 Active 339-char remark

    Show marketing remark (339 chars)

    Come and enjoy this beautifully located charming home. Newer kitchen, wood burning fireplace and a bedroom and full bath downstairs. Master bedroom upstairs with a huge walk-in closet and full bath. Fenced in back yard. Furnace is 4 yrs old. This inviting home is move in ready. Taxes include additional parcels with star exemption***

23. 2007-12-05
    soldstatus $124,500
24. 2007-12-04
    soldstatus $124,500
25. 2007-02-22
    listed $129,900
26. 2005-06-07
    soldstatus $87,500

ⓘ 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: $3,519 · $293/mo
• Projected year-2 tax: $3,519 · $293/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 6/10 Major FEMA zone X · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $17,100
• − Mortgage interest: −$7,674
• − Property taxes: −$3,519
• − Insurance: −$685
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$3,985
• Taxable loss: −$1,500
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $1,043/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

+56.6% since first listed

12 events — show timeline

• 2026-05-29 Listed $137,000 Global MLS
• 2024-08-12 Listing Removed — Global MLS
• 2024-07-30 Price Changed $219,000 Global MLS
• 2024-06-28 Listed $225,000 Global MLS
• 2022-09-14 Sold (Public Records) $190,000 Public Records
• 2022-09-08 Sold (MLS) $190,000 Global MLS
• 2022-07-09 Pending — Global MLS
• 2022-06-29 Listed $164,500 Global MLS
• 2007-12-05 Sold (Public Records) $124,500 Public Records
• 2007-12-04 Sold (MLS) $124,500 Global MLS
• 2007-02-22 Listed $129,900 Global MLS
• 2005-06-07 Sold (Public Records) $87,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,519 · +5.4% YoY. Source: county tax records.