134 Oakland Ave · Gloversville, NY 12078

$224,000

3 bd · 1.5 ba · 1,566 sqft · SingleFamily public records · 23 Days on market

Built 1930 6,534 sqft lot Est $197k · 14% over

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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 +7.9/30.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• ARV discount +1.4/15.0

Listing remarks

Solid surprisingly spacious 3 Bedroom in the Heart of Gloversville (Johnstown) - 1 & 1/2 Baths - Full Basement - Big fenced in backyard with a built in ''Doggie Septic Tank'' - Freshly painted, new hot water tank, built in pellet stove for additional heating source, great neighbors and close to shopping. Very low taxes!

Key facts

• New hot water tank
• Fenced in backyard
• Full basement

Tags

• FENCED IN BACKYARD
• BUILT IN DOGGIE SEPTIC TANK
• FULL BASEMENT
• NEW HOT WATER TANK
• BUILT IN PELLET STOVE
• VERY LOW TAXES

Property features AI

Exterior

• Parking: Paved driveway; Total parking for 4 vehicles; 1-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Level lot
• Construction: Aluminum and vinyl siding; Shingle/asphalt roof
• Exterior features: Rear porch; Deck; Exterior lighting; Back yard fencing (fenced)

Interior

• Kitchen: Dishwasher; Gas oven; Microwave; Refrigerator
• Bedrooms: Primary bedroom on second level; Two additional bedrooms on second level; Den on third level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on second level; One half bathroom on first level
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: High-speed internet available; Built-in features throughout; Pellet stove in the family room; Full basement
• Laundry & utility: Washer/dryer included; Washer hookup; Electric dryer hookup; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (26.3% below list).
• Recommended offer: $165k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 8.7% in Gloversville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $24k of equity ($2k loan paydown + $22k 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $105k; list at $224k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000 (26.3% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.74% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.59%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $197,316
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 N Hollywood Ave	0.11mi	2/1.5 (-1)	1,460 (-7%)	2mo	$232,500	$159	77
30 Saratoga Blvd	0.30mi	3/1.5	1,472 (-6%)	1mo	$200,000	$136	75
2 East Blvd	0.15mi	4/1.5 (+1)	1,450 (-7%)	3mo	$220,000	$152	73
35 Spruce St	0.37mi	2/2.0 (-1)	1,556 (-1%)	6mo	$175,000	$112	69
143 5th Ave	0.49mi	3/1.0	1,623 (+4%)	6mo	$145,000	$89	64
96 6th Ave	0.59mi	3/1.0	1,425 (-9%)	2mo	$179,500	$126	54
18 1/2 S Park Dr	0.43mi	3/2.5	1,748 (+12%)	5mo	$296,000	$169	53
119 5th Ave	0.56mi	3/1.0	1,350 (-14%)	1mo	$146,260	$108	48
139 5th Ave	0.50mi	3/1.0	1,332 (-15%)	5mo	$105,000	$79	46
20 North Blvd	0.64mi	2/2.0 (-1)	1,458 (-7%)	7mo	$199,900	$137	46
124 East Blvd	0.42mi	4/2.5 (+1)	1,354 (-14%)	5mo	$165,000	$122	45
14 Alexander St	0.70mi	3/1.0	1,702 (+9%)	8mo	$155,000	$91	44

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: 21.0%
• Equity multiple: 2.70×
• Total profit: $106,755
• Equity at exit: $201,797

10-year hold

• IRR: 19.1%
• Equity multiple: 6.20×
• Total profit: $326,422
• Equity at exit: $435,183

Cash invested: $62,720 (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 12078

• Home prices YoY: 12.2%
• Active inventory: 165
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$1,175
• Tax from tax record: −$275 /mo · $3,302/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-240

Break-even live

Break-even rent $1,953

Max offer price $181,665

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: $56,000
• Closing costs: $6,720
• 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	43d	3	0.91mi

Listing history 22 events

1. 2026-06-18
   days on market $224,000 Active 23 DOM
2. 2026-06-17
   days on market $224,000 Active 22 DOM
3. 2026-06-16
   days on market $224,000 Active 21 DOM
4. 2026-06-15
   days on market $224,000 Active 20 DOM
5. 2026-06-13
   days on market $224,000 Active 18 DOM
6. 2026-06-12
   days on market $224,000 Active 17 DOM
7. 2026-06-09
   days on market $224,000 Active 14 DOM
8. 2026-06-08
   days on market $224,000 Active 13 DOM
9. 2026-06-07
   days on market $224,000 Active 12 DOM
10. 2026-06-07
    days on market $224,000 Active 11 DOM
11. 2026-06-04
    days on market $224,000 Active 8 DOM
12. 2026-06-02
    days on market $224,000 Active 7 DOM
13. 2026-06-01
    days on market $224,000 Active 6 DOM
14. 2026-05-31
    days on market $224,000 Active 5 DOM
15. 2026-05-26
    listed $224,000 Active
16. 2021-01-22
    soldstatus $105,100
17. 2020-09-01
    status Pend (Under Cntr)
18. 2020-09-01
    historical
19. 2020-08-25
    listed $87,000 New
20. 2020-01-10
    historical
21. 2020-01-10
    historical
22. 2020-01-09
    listed $60,000

ⓘ 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: $3,302 · $275/mo
• Projected year-2 tax: $3,544 · $295/mo
• Expected delta: +$242/yr (+$20/mo · 7.3%)

ⓘ 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: $19,800
• − Mortgage interest: −$12,547
• − Property taxes: −$3,302
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$6,516
• Taxable loss: −$6,853
• Est. tax savings @ 24.0%: +$1,645
• After-tax cash flow: $-1,231/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

+273.3% since first listed

8 events — show timeline

• 2026-05-26 Listed $224,000 Global MLS
• 2021-01-22 Sold (Public Records) $105,100 Public Records
• 2020-09-01 Pending — Global MLS
• 2020-09-01 Listing Removed — Global MLS
• 2020-08-25 Listed $87,000 Global MLS
• 2020-01-10 Listing Removed — Global MLS
• 2020-01-10 Listing Removed — Global MLS
• 2020-01-09 Listed $60,000 Global MLS

Property tax history

+4.3%/yr

Latest (2025): $3,302 · -0.2% YoY. Source: county tax records.