40 Fox St · Gloversville, NY 12078

$129,000

4 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 40 Days on market

Built 1895 6,098 sqft lot $86/sqft · 18% below area Est $157k · 18% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• 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 check out this home! Four bedrooms, one full bath and a half bath. Full attic with plenty of storage and possibly an office or fifth bedroom. Brand new on demand hot water heater, formal dining room, full basement, detached garage. Close to everything!

Key facts

• Formal dining room
• Full basement
• Full attic

Tags

• FULL ATTIC
• ON DEMAND HOT WATER HEATER
• FORMAL DINING ROOM
• FULL BASEMENT
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 8.6% in Gloversville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 172 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 $14k of equity ($892 loan paydown + $13k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — 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. 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: 1.28% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.60%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

• ARV (median comp): $156,951
• List price: $129,000
• Delta: -17.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 East Blvd	0.44mi	4/1.5	1,450 (-4%)	3mo	$220,000	$152	69
108 Yale St	0.39mi	4/1.5	1,410 (-6%)	2mo	$185,394	$131	67
30 Saratoga Blvd	0.50mi	3/1.5 (-1)	1,472 (-2%)	1mo	$200,000	$136	65
96 6th Ave	0.42mi	3/1.0 (-1)	1,425 (-6%)	2mo	$179,500	$126	64
119 5th Ave	0.39mi	3/1.0 (-1)	1,350 (-10%)	1mo	$146,260	$108	58
34 Division St	0.49mi	3/1.0 (-1)	1,585 (+5%)	8mo	$82,000	$52	57
143 5th Ave	0.47mi	3/1.0 (-1)	1,623 (+8%)	6mo	$145,000	$89	55
139 5th Ave	0.45mi	3/1.0 (-1)	1,332 (-12%)	5mo	$105,000	$79	50
98 S Kingsboro Ave	0.59mi	3/2.0 (-1)	1,579 (+5%)	7mo	$195,000	$123	50
44 W 8th Ave	0.61mi	3/1.5 (-1)	1,408 (-7%)	5mo	$141,000	$100	49
124 East Blvd	0.52mi	4/2.5	1,354 (-10%)	5mo	$165,000	$122	49
77 Helwig St	0.51mi	4/1.5	1,730 (+15%)	7mo	$49,900	$29	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: 37.3%
• Equity multiple: 3.88×
• Total profit: $103,947
• Equity at exit: $116,213

10-year hold

• IRR: 32.1%
• Equity multiple: 8.74×
• Total profit: $279,482
• Equity at exit: $250,619

Cash invested: $36,120 (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: 172
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $530

Break-even live

Break-even rent $979

Max offer price $129,000

Occupancy floor 63%

Sensitivity live

Price	-10% $603	-5% $566	+0% $530	+5% $493	+10% $457
Rent	-10% $399	-5% $465	+0% $530	+5% $595	+10% $660
Rate	-1.0pp $595	-0.5pp $563	base $530	+0.5pp $496	+1.0pp $462

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: $32,250
• Closing costs: $3,870
• 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	0.35mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $129,000 Pending 40 DOM
2. 2026-06-04
   days on market $129,000 Active 39 DOM
3. 2026-06-03
   status $129,000 Active 38 DOM
4. 2026-05-16
   status Pending 257-char remark

   Show marketing remark (257 chars)

   Come check out this home! Four bedrooms, one full bath and a half bath. Full attic with plenty of storage and possibly an office or fifth bedroom. Brand new on demand hot water heater, formal dining room, full basement, detached garage. Close to everything!

5. 2026-04-13
   status Active 257-char remark

   Show marketing remark (257 chars)

   Come check out this home! Four bedrooms, one full bath and a half bath. Full attic with plenty of storage and possibly an office or fifth bedroom. Brand new on demand hot water heater, formal dining room, full basement, detached garage. Close to everything!

6. 2026-03-19
   status Pending 257-char remark

   Show marketing remark (257 chars)

   Come check out this home! Four bedrooms, one full bath and a half bath. Full attic with plenty of storage and possibly an office or fifth bedroom. Brand new on demand hot water heater, formal dining room, full basement, detached garage. Close to everything!

7. 2026-03-14
   listed $129,000 Active 257-char remark

   Show marketing remark (257 chars)

   Come check out this home! Four bedrooms, one full bath and a half bath. Full attic with plenty of storage and possibly an office or fifth bedroom. Brand new on demand hot water heater, formal dining room, full basement, detached garage. Close to everything!

8. 2012-01-31
   historical
9. 2011-04-19
   listed $99,900
10. 2011-02-16
    historical
11. 2009-06-01
    listed $105,000

ⓘ 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: $523 · $44/mo
• Projected year-2 tax: $1,351 · $113/mo
• Expected delta: +$829/yr (+$69/mo · 158.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$7,226
• − Property taxes: −$523
• − Insurance: −$645
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$3,753
• Taxable income: $4,486
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $5,280/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

+22.9% since first listed

8 events — show timeline

• 2026-05-16 Pending — Global MLS
• 2026-04-13 Relisted — Global MLS
• 2026-03-19 Pending — Global MLS
• 2026-03-14 Listed $129,000 Global MLS
• 2012-01-31 Listing Removed — Global MLS
• 2011-04-19 Listed $99,900 Global MLS
• 2011-02-16 Listing Removed — Global MLS
• 2009-06-01 Listed $105,000 Global MLS

Property tax history

-11.7%/yr

Latest (2022): $523 · -61.7% YoY. Source: county tax records.