4 Nelson St · Gloversville, NY 12078

$125,000

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 51 Days on market

Built 1890 3,484 sqft lot $86/sqft · 17% above area Est $107k · 17% over

---

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 +29.7/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• 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

ATTENTION INVESTORS, CONSTRUCTION LOAN, CASH BUYERS, SOLD AS IS! Come make this your first project to fix and flip opportunity. This house is a walking distance to downtown Gloversville, to the grocery store and a 10 minutes' drive to Sacandaga Lake. 3 Bedrooms, 1 FB, high ceiling, hardwood floor, spacious living room, garden.

Key facts

• Updated kitchen
• Convenient location
• Walk-up attic

Tags

• NEWLY FINISHED HARDWOOD FLOORS
• UPDATED KITCHEN
• WALK-UP ATTIC
• ADDITIONAL STORAGE
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: One-car garage; Driveway parking; Total of 3 parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; First-floor entry
• Construction: Wood siding construction; Flat asphalt roof
• Exterior features: Paved driveway; Garage(s) structure

Interior

• Kitchen: Gas oven
• Bedrooms: Three bedrooms on the second level; One additional bedroom/office space on the second level (office listed separately)
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: One full bathroom (located on the second level)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Updated/remodeled interior; 8 total rooms; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% 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: 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: 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $125k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1890 — 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: 1.32% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.55%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (median comp): $106,879
• List price: $125,000
• Delta: 16.95%
• 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
44 W 8th Ave	0.07mi	3/1.5	1,408 (-3%)	5mo	$141,000	$100	85
108 Yale St	0.21mi	4/1.5 (+1)	1,410 (-3%)	2mo	$185,394	$131	76
96 6th Ave	0.50mi	3/1.0	1,425 (-2%)	2mo	$179,500	$126	71
119 5th Ave	0.50mi	3/1.0	1,350 (-7%)	1mo	$146,260	$108	64
20 North Blvd	0.54mi	2/2.0 (-1)	1,458 (+0%)	7mo	$199,900	$137	59
32 W 12th Ave	0.45mi	4/1.5 (+1)	1,530 (+5%)	6mo	$200,000	$131	59
139 5th Ave	0.62mi	3/1.0	1,332 (-8%)	5mo	$105,000	$79	53
6 Highland Ter	0.58mi	3/1.0	1,300 (-11%)	6mo	$176,900	$136	50
41 Lee Ave	0.66mi	3/2.0	1,599 (+10%)	1mo	$292,900	$183	48
143 5th Ave	0.64mi	3/1.0	1,623 (+12%)	6mo	$145,000	$89	46
34 Division St	0.74mi	3/1.0	1,585 (+9%)	8mo	$82,000	$52	44
49 North Blvd	0.68mi	3/1.5	1,653 (+14%)	9mo	$159,900	$97	36

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: 35.8%
• Equity multiple: 3.77×
• Total profit: $96,977
• Equity at exit: $112,610

10-year hold

• IRR: 30.8%
• Equity multiple: 8.51×
• Total profit: $262,900
• Equity at exit: $242,848

Cash invested: $35,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$142 /mo · $1,709/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $453

Break-even live

Break-even rent $1,076

Max offer price $125,000

Occupancy floor 68%

Sensitivity live

Price	-10% $524	-5% $489	+0% $453	+5% $418	+10% $383
Rent	-10% $323	-5% $388	+0% $453	+5% $519	+10% $584
Rate	-1.0pp $516	-0.5pp $485	base $453	+0.5pp $421	+1.0pp $388

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: $31,250
• Closing costs: $3,750
• 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	0.48mi

Listing history 28 events

1. 2026-06-21
   days on market $125,000 Active 51 DOM
2. 2026-06-18
   days on market $125,000 Active 49 DOM
3. 2026-06-17
   days on market $125,000 Active 48 DOM
4. 2026-06-16
   days on market $125,000 Active 47 DOM
5. 2026-06-16
   price $125,000 Active 46 DOM
6. 2026-06-15
   days on market $135,000 Active 46 DOM
7. 2026-06-13
   days on market $135,000 Active 44 DOM
8. 2026-06-12
   days on market $135,000 Active 43 DOM
9. 2026-06-09
   days on market $135,000 Active 40 DOM
10. 2026-06-08
    days on market $135,000 Active 39 DOM
11. 2026-06-07
    days on market $135,000 Active 38 DOM
12. 2026-06-07
    days on market $135,000 Active 37 DOM
13. 2026-06-04
    pricedays on market $135,000 Active 34 DOM
14. 2026-06-02
    days on market $150,000 Active 33 DOM
15. 2026-06-01
    days on market $150,000 Active 32 DOM
16. 2026-05-31
    days on market $150,000 Active 31 DOM
17. 2026-04-29
    listed $150,000 Active 659-char remark
18. 2025-06-13
    listed $110,000 Active
19. 2024-08-09
    soldstatus $43,000
20. 2024-07-19
    soldstatus $43,000 Closed

    Show marketing remark (333 chars)

    ATTENTION INVESTORS, CONSTRUCTION LOAN, CASH BUYERS, SOLD AS IS! Come make this your first project to fix and flip opportunity. This house is a walking distance to downtown Gloversville, to the grocery store and a 10 minutes' drive to Sacandaga Lake. 3 Bedrooms, 1 FB, high ceiling, hardwood floor, spacious living room, garden.

21. 2024-03-29
    status Pending

    Show marketing remark (333 chars)

    ATTENTION INVESTORS, CONSTRUCTION LOAN, CASH BUYERS, SOLD AS IS! Come make this your first project to fix and flip opportunity. This house is a walking distance to downtown Gloversville, to the grocery store and a 10 minutes' drive to Sacandaga Lake. 3 Bedrooms, 1 FB, high ceiling, hardwood floor, spacious living room, garden.

22. 2024-02-27
    listed $77,500 Active

    Show marketing remark (333 chars)

    ATTENTION INVESTORS, CONSTRUCTION LOAN, CASH BUYERS, SOLD AS IS! Come make this your first project to fix and flip opportunity. This house is a walking distance to downtown Gloversville, to the grocery store and a 10 minutes' drive to Sacandaga Lake. 3 Bedrooms, 1 FB, high ceiling, hardwood floor, spacious living room, garden.

23. 2014-01-06
    historical
24. 2013-06-03
    listed $47,000
25. 2013-03-22
    historical
26. 2012-09-22
    listed $57,500
27. 1996-10-09
    soldstatus $41,500
28. 1996-07-22
    soldstatus $28,000

ⓘ 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: $1,709 · $142/mo
• Projected year-2 tax: $1,911 · $159/mo
• Expected delta: +$202/yr (+$17/mo · 11.8%)

ⓘ 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: −$7,002
• − Property taxes: −$1,709
• − Insurance: −$625
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$3,636
• Taxable income: $3,660
• Est. tax owed @ 24.0%: −$878
• After-tax cash flow: $4,563/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

+346.4% since first listed

16 events — show timeline

• 2026-06-15 Price Changed $125,000 Global MLS
• 2026-06-03 Price Changed $135,000 Global MLS
• 2026-06-03 Price Changed $145,000 Global MLS
• 2026-05-26 Listing Removed — CNYIS
• 2026-04-29 Listed $150,000 Global MLS
• 2025-06-13 Listed $110,000 CNYIS
• 2024-08-09 Sold (Public Records) $43,000 Public Records
• 2024-07-19 Sold (MLS) $43,000 Global MLS
• 2024-03-29 Pending — Global MLS
• 2024-02-27 Listed $77,500 Global MLS
• 2014-01-06 Listing Removed — Global MLS
• 2013-06-03 Listed $47,000 Global MLS
• 2013-03-22 Listing Removed — Global MLS
• 2012-09-22 Listed $57,500 Global MLS
• 1996-10-09 Sold (Public Records) $41,500 Public Records
• 1996-07-22 Sold (Public Records) $28,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,709 · +5.4% YoY. Source: county tax records.