105 E 6th Ave · Johnstown, NY 12095

$145,000

2 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 6 Days on market

Built 1964 8,276 sqft lot Est $184k · 21% under

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Why this score? — see what drove the C+ 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 +16.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Perfect for those who prefer single level living in a modest 2 bedroom home with a large fireplaced living room/dining room --- one bath, one car garage, Furnace & hot water heater is 5 years old- exterior recently painted -- Special Assessment Description: Estimated

Key facts

• One car garage
• Flex space
• Bonus room

Tags

• CORNER LOT
• BONUS ROOM
• HOME OFFICE
• FLEX SPACE
• ONE CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (2.6% below list).
• Recommended offer: $141k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.0% in Johnstown — 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 78/100 on livability (#168 in NY, #2,603 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime D-, amenities D-.
• Johnstown City School District (town): math 35% / reading 47% proficiency, ranked #509 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 82 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 $16k of equity ($1k loan paydown + $14k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k 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.
• 2 sale attempts since 14y 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 $80k; list at $145k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $141,244 (2.6% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $183,860
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Worden St	0.15mi	3/1.0 (+1)	1,168 (-8%)	8mo	$200,620	$172	68
5 W 4th Ave	0.43mi	3/1.5 (+1)	1,336 (+5%)	6mo	$247,000	$185	59
32 S Chase St	0.63mi	3/1.5 (+1)	1,270 (+0%)	6mo	$55,000	$43	58
110 E Montgomery St	0.44mi	3/1.5 (+1)	1,365 (+8%)	2mo	$270,000	$198	58
605 S Perry St	0.42mi	2/1.0	1,136 (-10%)	9mo	$135,000	$119	56
177 E State St	0.53mi	2/1.0	1,188 (-6%)	11mo	$119,500	$101	56
306 S William St	0.63mi	3/1.5 (+1)	1,237 (-2%)	12mo	$192,500	$156	50
9 Fon Clair St	0.74mi	2/1.0	1,104 (-13%)	5mo	$160,000	$145	40
104 S Perry St	0.70mi	3/1.5 (+1)	1,300 (+2%)	21mo	$180,200	$139	39
44 S Perry St	0.74mi	3/1.5 (+1)	1,418 (+12%)	2mo	$68,000	$48	37

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: 26.2%
• Equity multiple: 3.09×
• Total profit: $84,741
• Equity at exit: $130,627

10-year hold

• IRR: 23.0%
• Equity multiple: 7.04×
• Total profit: $245,109
• Equity at exit: $281,703

Cash invested: $40,600 (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 12095

• Home prices YoY: 3.8%
• Active inventory: 82
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$205 /mo · $2,460/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $90

Break-even live

Break-even rent $1,298

Max offer price $145,000

Occupancy floor 89%

Sensitivity live

Price	-10% $172	-5% $131	+0% $90	+5% $49	+10% $8
Rent	-10% $-22	-5% $34	+0% $90	+5% $146	+10% $202
Rate	-1.0pp $163	-0.5pp $127	base $90	+0.5pp $52	+1.0pp $14

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-26
   status Pending
2. 2026-04-20
   listed $145,000 Active
3. 2012-12-13
   soldstatus $79,500
4. 2012-12-12
   soldstatus $79,500 271-char remark

   Show marketing remark (271 chars)

   Perfect for those who prefer single level living in a modest 2 bedroom home with a large fireplaced living room/dining room --- one bath, one car garage, Furnace & hot water heater is 5 years old- exterior recently painted -- Special Assessment Description: Estimated

5. 2012-09-25
   historical 271-char remark

   Show marketing remark (271 chars)

   Perfect for those who prefer single level living in a modest 2 bedroom home with a large fireplaced living room/dining room --- one bath, one car garage, Furnace & hot water heater is 5 years old- exterior recently painted -- Special Assessment Description: Estimated

6. 2012-03-12
   listed $89,900 271-char remark

   Show marketing remark (271 chars)

   Perfect for those who prefer single level living in a modest 2 bedroom home with a large fireplaced living room/dining room --- one bath, one car garage, Furnace & hot water heater is 5 years old- exterior recently painted -- Special Assessment Description: Estimated

7. 2004-03-26
   soldstatus $60,420

ⓘ 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: $2,460 · $205/mo
• Projected year-2 tax: $2,460 · $205/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°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: $16,949
• − Mortgage interest: −$8,122
• − Property taxes: −$2,460
• − Insurance: −$725
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$4,218
• Taxable loss: −$1,288
• Est. tax savings @ 24.0%: +$309
• After-tax cash flow: $1,389/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: Johnstown City School District
• NCES district ID: 3615980
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 47% ▲ 4.00%
• Median HH income: $45,999
• Composite: 34.89/100
• National rank: #5082
• State rank: #509 of 590 in NY

Livability — Johnstown

• Score: 78/100
• State rank: #168
• US rank: #2603

Category grades

Amenities D- Commute B Cost of living A Crime D- Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnstown, NY
• Population (ZIP): 12,013

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 4% Black 2%
• Common ancestry: Iranian 6% Romanian 5% Lithuanian 4%
• Foreign-born: 2% · Canada
• 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: ▲ 10.82%
• Current HPI: 297.365
• 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

+140.0% since first listed

7 events — show timeline

• 2026-04-26 Pending — Global MLS
• 2026-04-20 Listed $145,000 Global MLS
• 2012-12-13 Sold (Public Records) $79,500 Public Records
• 2012-12-12 Sold (MLS) $79,500 Global MLS
• 2012-09-25 Listing Removed — Global MLS
• 2012-03-12 Listed $89,900 Global MLS
• 2004-03-26 Sold (Public Records) $60,420 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,460 · +31.0% YoY. Source: county tax records.