30 Highland Ter · Gloversville, NY 12078

$154,000

3 bd · 1.0 ba · 2,094 sqft · SingleFamily public records · 6 Days on market

Built 1900 7,840 sqft lot Est $147k · 5% over

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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 +25.1/30.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• 1% rule +5.7/10.0
• ARV discount +5.2/15.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 30 Highland Terrace, a true gem of a house nestled on a quiet, peaceful street in Gloversville, NY. Blending solid structure, timeless charm, and an expansive layout, this beautifully maintained property is ready to welcome its next owners. With just a few modern updates, this spacious property can easily become the home of your dreams! The home features an incredibly spacious, open living room and formal dining room layout. These huge rooms provide the perfect canvas for grand holiday hosting, comfortable family gatherings, and flexible furniture arrangements. This Well-Maintained Property has been meticulously cared for over the years. Unwind in the beautiful, light-filled sunr

Key facts

• Light filled sunroom
• Open living room
• Formal dining room

Tags

• OPEN LIVING ROOM
• FORMAL DINING ROOM
• LIGHT FILLED SUNROOM
• COZY FIREPLACE
• MASSIVE OPEN BACKYARD
• PRIVATE OUTDOOR OASIS

Property features AI

Exterior

• Parking: Driveway with space for 2 vehicles
• Utilities: 100 Amp electric service; Public water; Public sewer
• Home design: Single family residence; Walk-out full basement
• Construction: Vinyl siding; Metal roof
• Exterior features: Screened porch; Paved driveway

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Three bedrooms located on the second level
• Flooring: Carpet
• Bathrooms: One full bathroom on the first level
• Heating & cooling: Natural gas heating
• Interior features: Seven total rooms; Electric fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).

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 $16k of equity ($1k loan paydown + $15k 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 $43k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,000

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 1.07% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.46%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $146,580
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Highland Ter	0.03mi	3/1.5	1,800 (-14%)	9mo	$115,000	$64	66
37 Highland Ter	0.04mi	4/1.5 (+1)	1,839 (-12%)	8mo	$260,000	$141	64
53 Mckinley Pl	0.52mi	2/1.0 (-1)	2,178 (+4%)	9mo	$85,000	$39	56
34 Willow St	0.38mi	4/2.0 (+1)	2,024 (-3%)	20mo	$174,600	$86	51
122 Broad St	0.50mi	3/2.5	1,912 (-9%)	6mo	$150,000	$78	51
6 John St	0.26mi	4/1.5 (+1)	2,300 (+10%)	22mo	$135,000	$59	46
6 William St	0.56mi	4/1.5 (+1)	1,932 (-8%)	11mo	$135,000	$70	45

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: 31.2%
• Equity multiple: 3.45×
• Total profit: $105,479
• Equity at exit: $138,735

10-year hold

• IRR: 27.0%
• Equity multiple: 7.81×
• Total profit: $293,526
• Equity at exit: $299,188

Cash invested: $43,120 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$808
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $340

Break-even live

Break-even rent $1,220

Max offer price $154,000

Occupancy floor 74%

Sensitivity live

Price	-10% $427	-5% $383	+0% $340	+5% $296	+10% $253
Rent	-10% $209	-5% $275	+0% $340	+5% $405	+10% $470
Rate	-1.0pp $417	-0.5pp $379	base $340	+0.5pp $300	+1.0pp $259

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: $38,500
• Closing costs: $4,620
• 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	0.72mi

Listing history 6 events

1. 2026-06-17
   status $154,000 Pending 6 DOM
2. 2026-06-16
   days on market $154,000 Active 6 DOM
3. 2026-06-15
   days on market $154,000 Active 5 DOM
4. 2026-06-13
   days on market $154,000 Active 3 DOM
5. 2026-06-12
   remarks 699-char remark
6. 2026-06-12
   listed $154,000 Active 2 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: $1,103 · $92/mo
• Projected year-2 tax: $1,853 · $154/mo
• Expected delta: +$750/yr (+$62/mo · 68.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: −$8,626
• − Property taxes: −$1,103
• − Insurance: −$770
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,480
• Taxable income: $1,653
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $3,681/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

1 event — show timeline

• 2026-06-10 Listed $154,000 Global MLS

Property tax history

+1.6%/yr

Latest (2025): $1,103 · +13.2% YoY. Source: county tax records.