295 N Main St · Gloversville, NY 12078

$95,000

6 bd · 2.0 ba · 3,114 sqft · Other public records · 6 Days on market

Built 1892 6,969 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investment opportunity with multiple income-producing possibilities. This property includes a two-unit duplex, with each unit offering 3 bedrooms and 1 bathroom, plus a separate single-family home on the same lot. Whether you're looking to expand your rental portfolio, live in one unit while generating income from the others, or pursue a full investment strategy, this property offers flexibility and potential. Three total living units provide multiple avenues for future cash flow. Property is being sold as-is and will require cash purchase only.

Key facts

• Two-unit duplex
• Single-family home
• 6,969 sq ft lot

Tags

• TWO-UNIT DUPLEX
• SINGLE-FAMILY HOME
• THREE TOTAL LIVING UNITS

Property features AI

Finance

• Other: Lot size approximately 0.16 acre
• Financial info: Two-unit multifamily property

Exterior

• Parking: Driveway with parking for 3 vehicles
• Utilities: Public water; Public sewer
• Home design: Duplex; Living area approximately 3,114 total
• Construction: Brick construction
• Exterior features: Second residence/secondary structure on the property; Flat roof

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms
• Bathrooms: Two full bathrooms total (one in each unit)
• Heating & cooling: Hot water heating
• Interior features: Full basement with interior entry; Full bath on first floor; Full bath on second floor

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 13.0% vs local median 8.6% in Gloversville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 112 units permitted in Fulton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y 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 $38k; list at $95k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1892 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1892 — 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: 1.72% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.87%
• DSCR: 2.06
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 4.22×
• Total profit: $85,522
• Equity at exit: $85,584

10-year hold

• IRR: 36.5%
• Equity multiple: 9.48×
• Total profit: $225,525
• Equity at exit: $184,564

Cash invested: $26,600 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$221 /mo · $2,656/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $529

Break-even live

Break-even rent $961

Max offer price $95,000

Occupancy floor 63%

Sensitivity live

Price	-10% $583	-5% $556	+0% $529	+5% $502	+10% $475
Rent	-10% $400	-5% $465	+0% $529	+5% $593	+10% $658
Rate	-1.0pp $577	-0.5pp $553	base $529	+0.5pp $504	+1.0pp $479

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-09
   statusdays on market $95,000 Pending 6 DOM
2. 2026-06-08
   days on market $95,000 Active 5 DOM
3. 2026-06-07
   days on market $95,000 Active 4 DOM
4. 2026-06-07
   days on market $95,000 Active 3 DOM
5. 2026-06-04
   remarks 551-char remark
6. 2026-06-04
   listed $95,000 Active 1 DOM

ⓘ 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: $2,656 · $221/mo
• Projected year-2 tax: $2,656 · $221/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 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: $19,567
• − Mortgage interest: −$5,321
• − Property taxes: −$2,656
• − Insurance: −$475
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$2,764
• Taxable income: $5,220
• Est. tax owed @ 24.0%: −$1,253
• After-tax cash flow: $5,096/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

+295.8% since first listed

19 events — show timeline

• 2026-06-01 Listed $95,000 Global MLS
• 2025-12-10 Listing Removed — Global MLS
• 2025-08-21 Price Changed $120,000 Global MLS
• 2025-06-05 Listed $130,000 Global MLS
• 2024-02-15 Listing Removed — Global MLS
• 2024-02-13 Price Changed $72,000 Global MLS
• 2023-12-17 Price Changed $79,000 Global MLS
• 2023-11-17 Listed $89,000 Global MLS
• 2023-08-26 Relisted — Global MLS
• 2023-06-16 Pending — Global MLS
• 2023-06-16 Listing Removed — Global MLS
• 2023-05-25 Price Changed $79,900 Global MLS
• 2023-04-30 Price Changed $85,000 Global MLS
• 2023-04-23 Relisted — Global MLS
• 2023-04-02 Pending — Global MLS
• 2023-03-23 Listed $89,900 Global MLS
• 2004-04-20 Sold (Public Records) $38,000 Public Records
• 1999-07-29 Sold (Public Records) $31,500 Public Records
• 1999-07-21 Sold (Public Records) $24,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,656 · +5.4% YoY. Source: county tax records.