813 County Highway 122 · Gloversville, NY 12078

$70,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 97 Days on market

Built 1930 Poor condition 2.20 ac lot $75/sqft · 63% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Calling all INVESTORS. This is an estate and is being sold as is. 2.2 acres. ..

Key facts

• Lots of potential
• Estate
• 2.2 acres

Tags

• 2.2 ACRES
• ESTATE
• LOTS OF POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% 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 Middle School (math 6% / reading 35%, grade F, #664 of 729 statewide, top 91%, 548 students, 70% FRL); 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 (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 34% district-wide (+16 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: 332 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 $7k of equity ($484 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 97 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $70k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.75% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.48%
• DSCR: 1.91
• GRM: 4.8

CMA / ARV

• ARV (median comp): $189,892
• List price: $70,000
• Delta: -63.14%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 State Highway 309	0.70mi	2/1.0	900 (-4%)	11mo	$168,400	$187	52
325 Bleecker St	1.49mi	2/1.0	1,000 (+7%)	17mo	$110,000	$110	40
40-42 Lee Ave	1.45mi	3/1.0 (+1)	832 (-11%)	7mo	$189,920	$228	35
667 County Hwy 122	0.66mi	3/1.5 (+1)	1,013 (+8%)	28mo	$150,000	$148	29
180 W State St	0.88mi	3/1.0 (+1)	1,053 (+12%)	26mo	$95,000	$90	19
45 W State St	1.49mi	3/1.0 (+1)	1,166 (+25%)	34mo	$189,000	$162	15

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: 39.6%
• Equity multiple: 4.04×
• Total profit: $59,542
• Equity at exit: $63,062

10-year hold

• IRR: 34.2%
• Equity multiple: 9.10×
• Total profit: $158,801
• Equity at exit: $135,995

Cash invested: $19,600 (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: 332
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$236 /mo · $2,827/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $335

Break-even live

Break-even rent $800

Max offer price $70,000

Occupancy floor 68%

Sensitivity live

Price	-10% $374	-5% $354	+0% $335	+5% $315	+10% $295
Rent	-10% $238	-5% $286	+0% $335	+5% $383	+10% $431
Rate	-1.0pp $370	-0.5pp $352	base $335	+0.5pp $316	+1.0pp $298

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: $17,500
• Closing costs: $2,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-11-08
   days on market $70,000 Active 97 DOM
2. 2026-11-07
   days on market $70,000 Active 96 DOM
3. 2026-11-06
   days on market $70,000 Active 95 DOM
4. 2026-11-05
   days on market $70,000 Active 94 DOM
5. 2026-11-04
   days on market $70,000 Active 93 DOM
6. 2026-11-02
   days on market $70,000 Active 91 DOM
7. 2026-11-01
   days on market $70,000 Active 90 DOM
8. 2026-10-31
   days on market $70,000 Active 89 DOM
9. 2026-10-31
   days on market $70,000 Active 88 DOM
10. 2026-10-29
    days on market $70,000 Active 87 DOM
11. 2026-10-28
    days on market $70,000 Active 86 DOM
12. 2026-10-27
    days on market $70,000 Active 85 DOM
13. 2026-10-26
    days on market $70,000 Active 84 DOM
14. 2026-10-25
    days on market $70,000 Active 83 DOM
15. 2026-10-24
    days on market $70,000 Active 82 DOM
16. 2026-10-23
    days on market $70,000 Active 81 DOM
17. 2026-10-22
    days on market $70,000 Active 80 DOM
18. 2026-10-21
    days on market $70,000 Active 79 DOM
19. 2026-10-20
    days on market $70,000 Active 78 DOM
20. 2026-10-19
    days on market $70,000 Active 77 DOM
21. 2026-10-18
    days on market $70,000 Active 76 DOM
22. 2026-10-17
    days on market $70,000 Active 75 DOM
23. 2026-10-16
    days on market $70,000 Active 74 DOM
24. 2026-10-15
    days on market $70,000 Active 73 DOM
25. 2026-10-14
    days on market $70,000 Active 72 DOM
26. 2026-10-13
    days on market $70,000 Active 71 DOM
27. 2026-10-12
    days on market $70,000 Active 70 DOM
28. 2026-10-11
    days on market $70,000 Active 69 DOM
29. 2026-10-10
    days on market $70,000 Active 68 DOM
30. 2026-10-09
    days on market $70,000 Active 67 DOM
31. 2026-10-08
    days on market $70,000 Active 66 DOM
32. 2026-10-07
    days on market $70,000 Active 65 DOM
33. 2026-10-06
    days on market $70,000 Active 64 DOM
34. 2026-10-05
    days on market $70,000 Active 63 DOM
35. 2026-10-04
    days on market $70,000 Active 62 DOM
36. 2026-10-03
    days on market $70,000 Active 61 DOM
37. 2026-10-02
    days on market $70,000 Active 60 DOM
38. 2026-10-01
    days on market $70,000 Active 59 DOM
39. 2026-09-30
    days on market $70,000 Active 58 DOM
40. 2026-09-29
    days on market $70,000 Active 57 DOM
41. 2026-09-28
    days on market $70,000 Active 56 DOM
42. 2026-09-27
    days on market $70,000 Active 55 DOM
43. 2026-09-26
    days on market $70,000 Active 54 DOM
44. 2026-09-25
    days on market $70,000 Active 53 DOM
45. 2026-09-24
    days on market $70,000 Active 52 DOM
46. 2026-09-23
    days on market $70,000 Active 51 DOM
47. 2026-09-20
    days on market $70,000 Active 48 DOM
48. 2026-09-19
    days on market $70,000 Active 47 DOM
49. 2026-09-19
    days on market $70,000 Active 46 DOM
50. 2026-09-17
    days on market $70,000 Active 45 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: $2,827 · $236/mo
• Projected year-2 tax: $2,827 · $236/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 6/10 Major FEMA zone X · 73% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 6 d/yr ≥93°F today · 13 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: $14,679
• − Mortgage interest: −$3,921
• − Property taxes: −$2,827
• − Insurance: −$350
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$2,036
• Taxable income: $3,196
• Est. tax owed @ 24.0%: −$767
• After-tax cash flow: $3,248/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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab Est. rehab $46,800–$84,240 screening

This property requires extensive repairs and updates to bring it up to a livable condition. Significant work is needed on the roof, exterior, flooring, and bathrooms to increase its resale and rental value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant snow accumulation and potential ice dam formation
• Major Windows (windows) — Visible ice dams and potential water damage
• Major Electrical (electrical) — Exposed wiring and potential electrical hazards
• Major Plumbing (plumbing) — Frozen pipes and potential water damage
• Major Exterior (exterior) — Significant snow accumulation and potential structural damage

Repairs flagged

• Major roof — Significant snow accumulation
• Major exterior siding — Snow accumulation and potential water damage
• Major flooring — Worn and in need of replacement
• Major interior walls — Peeling paint and potential structural issues
• Major bathrooms — Cluttered and in disrepair

Value-add opportunities

• Both Painting and updating the exterior — Enhances curb appeal and value ↑
• Both Flooring replacement — Improves living space and value ↑
• Both Roof repair — Prevents water damage and enhances value ↑
• Both Exterior siding repair — Enhances curb appeal and value ↑
• Both Bathroom renovation — Improves functionality and value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 50/100

Zoned Schools

Middle Gloversville Middle School F NY #664/729 Nat'l #11,564/14,009 High Gloversville High School A- NY #518/1,100 Nat'l #1,121/17,239

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

A Composite livability gradescore 82/100

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

• County: Fulton · 51,132 people
• Population (ZIP): 23,087
• Household income: $54,565
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 9% of renters

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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%

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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%
• Languages at home: 97% English-only · Spanish 2%

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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

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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

+84.2% since first listed

3 events — show timeline

• 2026-02-27 Pending — Global MLS
• 2026-02-13 Listed $70,000 Global MLS
• 2000-05-17 Sold (Public Records) $38,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,827 · +351.6% YoY. Source: county tax records.