8 Oakland Dr · Gloversville, NY 12078

$99,900

2 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 1 Days on market

Built 1950 4,791 sqft lot Est $131k · 24% 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 +18.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +6.8/10.0
• DSCR +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

Listing remarks MLS

This lovely 3 bed 1 bath cape cod offers a fenced in yard, off street parking and partially finished basement.

Key facts

• 4,791 sq ft lot
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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: Boulevard School (math 24% / reading 35%, grade F, #1,729 of 2,108 statewide, top 84%, 568 students, 72% 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 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 173 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 112 units permitted in Fulton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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 3.1% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1950 — 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: 1.18% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $131,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Clyde St	0.45mi	2/1.0	1,125 (-4%)	3mo	$103,000	$92	70
22 Woodward Ave	0.43mi	2/1.5	1,230 (+5%)	3mo	$149,000	$121	67
6 Woodward Ave	0.49mi	3/1.0 (+1)	1,100 (-6%)	1mo	$140,000	$127	62
48 Saratoga Blvd	0.33mi	3/1.0 (+1)	1,137 (-3%)	18mo	$156,900	$138	60
6 East Blvd	0.11mi	3/1.5 (+1)	1,080 (-8%)	19mo	$95,000	$88	59
125 Cherry St	0.36mi	3/1.0 (+1)	1,056 (-10%)	4mo	$90,000	$85	58
120 East Blvd	0.45mi	3/1.5 (+1)	1,200 (+3%)	15mo	$180,000	$150	56
194 Prospect Ave	0.13mi	3/1.0 (+1)	1,018 (-13%)	16mo	$125,000	$123	54
62 3rd Ave	0.71mi	3/2.0 (+1)	1,209 (+3%)	3mo	$135,000	$112	50
22 Almond St	0.38mi	3/1.0 (+1)	1,332 (+14%)	12mo	$73,000	$55	44
139 5th Ave	0.54mi	3/1.0 (+1)	1,332 (+14%)	5mo	$105,000	$79	43
19 York St	0.65mi	3/1.0 (+1)	1,050 (-10%)	18mo	$105,000	$100	33

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: 27.5%
• Equity multiple: 3.18×
• Total profit: $61,040
• Equity at exit: $89,998

10-year hold

• IRR: 24.0%
• Equity multiple: 7.25×
• Total profit: $174,821
• Equity at exit: $194,084

Cash invested: $27,972 (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: 173
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$262 /mo · $3,144/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $103

Break-even live

Break-even rent $1,047

Max offer price $99,900

Occupancy floor 86%

Sensitivity live

Price	-10% $159	-5% $131	+0% $103	+5% $74	+10% $46
Rent	-10% $10	-5% $56	+0% $103	+5% $149	+10% $196
Rate	-1.0pp $153	-0.5pp $128	base $103	+0.5pp $77	+1.0pp $50

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	45d	3	0.91mi
4 Fruit St Unit 2 Gloversville, NY	2.0	1.0	850	$995	$1.17	45d	1	1.41mi
130 Spring St Gloversville, NY	1.0	1.0	950	$995	$1.05	45d	1	1.42mi

Listing history 18 events

1. 2026-03-06
   status Pending
2. 2026-03-05
   listed $99,900 Active
3. 2019-11-25
   soldstatus $90,000
4. 2019-11-19
   soldstatus $90,000 Closed (Final Sale) 110-char remark

   Show marketing remark (110 chars)

   This lovely 3 bed 1 bath cape cod offers a fenced in yard, off street parking and partially finished basement.

5. 2019-09-27
   status Pend (Under Cntr) 110-char remark

   Show marketing remark (110 chars)

   This lovely 3 bed 1 bath cape cod offers a fenced in yard, off street parking and partially finished basement.

6. 2019-08-20
   price $89,500 110-char remark

   Show marketing remark (110 chars)

   This lovely 3 bed 1 bath cape cod offers a fenced in yard, off street parking and partially finished basement.

7. 2019-07-26
   listed $94,500 New 110-char remark

   Show marketing remark (110 chars)

   This lovely 3 bed 1 bath cape cod offers a fenced in yard, off street parking and partially finished basement.

8. 2018-07-23
   status Pend (Under Cntr)
9. 2018-07-23
   historical
10. 2018-07-17
    listed $89,900 New
11. 2016-01-11
    historical
12. 2015-09-09
    listed $93,500 Active
13. 2014-12-11
    historical
14. 2014-06-10
    listed $97,500
15. 2014-03-03
    historical
16. 2013-09-02
    listed $98,300
17. 2004-03-29
    soldstatus $70,500
18. 2000-10-11
    soldstatus $52,000

ⓘ 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: $3,144 · $262/mo
• Projected year-2 tax: $3,144 · $262/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 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: $14,127
• − Mortgage interest: −$5,596
• − Property taxes: −$3,144
• − Insurance: −$500
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$2,906
• Taxable loss: −$279
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $1,297/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

• 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

+92.1% since first listed

18 events — show timeline

• 2026-03-06 Pending — Global MLS
• 2026-03-05 Listed $99,900 Global MLS
• 2019-11-25 Sold (Public Records) $90,000 Public Records
• 2019-11-19 Sold (MLS) $90,000 Global MLS
• 2019-09-27 Pending — Global MLS
• 2019-08-20 Price Changed $89,500 Global MLS
• 2019-07-26 Listed $94,500 Global MLS
• 2018-07-23 Pending — Global MLS
• 2018-07-23 Listing Removed — Global MLS
• 2018-07-17 Listed $89,900 Global MLS
• 2016-01-11 Listing Removed — Global MLS
• 2015-09-09 Listed $93,500 Global MLS
• 2014-12-11 Listing Removed — Global MLS
• 2014-06-10 Listed $97,500 Global MLS
• 2014-03-03 Listing Removed — Global MLS
• 2013-09-02 Listed $98,300 Global MLS
• 2004-03-29 Sold (Public Records) $70,500 Public Records
• 2000-10-11 Sold (Public Records) $52,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,144 · -0.2% YoY. Source: county tax records.