67 Montgomery St · Gloversville, NY 12078

$80,000

3 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 42 Days on market

Built 1900 4,356 sqft lot $53/sqft · 36% below area Est $125k · 36% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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 67 Montgomery St. This property offers a solid opportunity for investors or buyers looking to add value over time. The home features good natural light on the first floor, a functional layout, and a first floor bedroom for added flexibility. A covered front porch adds usable outdoor space, while the overall property provides a strong foundation for cosmetic updates and improvements without major renovation needs. Whether you are looking for a rental property or a home to make your own, this property has potential in a convenient location. House needs an upstairs bathroom, but conventional financing not out of the question.

Key facts

• Covered front porch
• Strong foundation
• Natural light

Tags

• NATURAL LIGHT
• FUNCTIONAL LAYOUT
• COVERED FRONT PORCH
• STRONG FOUNDATION
• COSMETIC UPDATES
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Driveway with space for 1 vehicle
• Utilities: 100 amp electric service; Public water; Public sewer
• Home design: Single family residence; Living area approximately 1,496
• Construction: Vinyl siding; Built with conventional foundation
• Exterior features: Shingle roof; Steep slope lot

Interior

• Kitchen: Range
• Bedrooms: One bedroom on the first floor; Two bedrooms on the second floor
• Flooring: Laminate flooring; Linoleum flooring
• Bathrooms: Two full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Seven total rooms; Full unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (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: 165 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 $9k of equity ($553 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.06% ✓
• Cap rate: 16.46%
• Cash-on-cash: 36.31%
• DSCR: 2.62
• GRM: 4.0

CMA / ARV

• ARV (median comp): $124,707
• List price: $80,000
• Delta: -35.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 S Kingsboro Ave	0.25mi	3/2.0	1,579 (+6%)	7mo	$195,000	$123	73
135 Wells St	0.27mi	3/1.0	1,472 (-2%)	10mo	$171,500	$117	73
34 Division St	0.18mi	3/1.0	1,585 (+6%)	8mo	$82,000	$52	71
30 Saratoga Blvd	0.68mi	3/1.5	1,472 (-2%)	1mo	$200,000	$136	63
12 Monroe St	0.56mi	3/2.5	1,528 (+2%)	8mo	$170,000	$111	62
33 Monroe St	0.55mi	3/1.5	1,536 (+3%)	10mo	$190,000	$124	60
72 Park St	0.26mi	3/1.5	1,272 (-15%)	4mo	$131,000	$103	58
35 Spruce St	0.59mi	2/2.0 (-1)	1,556 (+4%)	6mo	$175,000	$112	55
36 Maple St	0.34mi	4/1.5 (+1)	1,710 (+14%)	7mo	$100,000	$58	48
60 Broad St	0.56mi	2/1.0 (-1)	1,596 (+7%)	8mo	$15,000	$9	47
7 N Mcnab Ave	0.71mi	3/1.0	1,434 (-4%)	11mo	$160,000	$112	47
233 E Fulton St	0.64mi	4/1.5 (+1)	1,692 (+13%)	10mo	$205,000	$121	33

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: 52.2%
• Equity multiple: 4.88×
• Total profit: $86,806
• Equity at exit: $72,070

10-year hold

• IRR: 45.8%
• Equity multiple: 10.90×
• Total profit: $221,822
• Equity at exit: $155,422

Cash invested: $22,400 (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: 165
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$173 /mo · $2,075/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $678

Break-even live

Break-even rent $792

Max offer price $80,000

Occupancy floor 54%

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: $20,000
• Closing costs: $2,400
• 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	43d	3	0.45mi

Listing history 38 events

1. 2026-06-18
   days on market $80,000 Active 42 DOM
2. 2026-06-17
   days on market $80,000 Active 41 DOM
3. 2026-06-16
   days on market $80,000 Active 40 DOM
4. 2026-06-15
   days on market $80,000 Active 39 DOM
5. 2026-06-13
   days on market $80,000 Active 37 DOM
6. 2026-06-12
   days on market $80,000 Active 36 DOM
7. 2026-06-09
   days on market $80,000 Active 33 DOM
8. 2026-06-08
   days on market $80,000 Active 32 DOM
9. 2026-06-07
   days on market $80,000 Active 31 DOM
10. 2026-06-07
    days on market $80,000 Active 30 DOM
11. 2026-06-04
    pricedays on market $80,000 Active 27 DOM
12. 2026-06-02
    days on market $84,000 Active 26 DOM
13. 2026-06-01
    days on market $84,000 Active 25 DOM
14. 2026-05-31
    days on market $84,000 Active 24 DOM
15. 2026-05-07
    listed $85,000 Active 561-char remark
16. 2026-03-26
    listed $95,000 Active
17. 2026-03-26
    historical
18. 2025-12-03
    price $97,500
19. 2025-09-25
    price $99,400
20. 2025-06-10
    listed $99,900 Active
21. 2025-01-17
    soldstatus $55,000
22. 2024-12-03
    soldstatus $55,000 Closed
23. 2024-07-01
    status Pending
24. 2024-06-20
    listed $60,000 Active
25. 2024-06-10
    historical
26. 2024-04-29
    price $49,900
27. 2024-04-25
    price $54,900
28. 2024-04-11
    listed $69,900 Active
29. 2021-07-30
    soldstatus $46,900 Closed (Final Sale)
30. 2021-07-21
    soldstatus $46,900
31. 2021-07-07
    status Pend (Under Cntr)
32. 2021-06-25
    price $46,900
33. 2021-06-21
    listed $51,900 New
34. 2017-05-23
    soldstatus $15,000 Closed (Final Sale)
35. 2017-05-19
    soldstatus $15,000
36. 2017-04-11
    status Pend (Under Cntr)
37. 2016-09-16
    price $29,500
38. 2016-01-27
    listed $37,000 New

ⓘ 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: $2,075 · $173/mo
• Projected year-2 tax: $2,075 · $173/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 · 17 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: −$4,481
• − Property taxes: −$2,075
• − Insurance: −$400
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$2,327
• Taxable income: $7,349
• Est. tax owed @ 24.0%: −$1,764
• After-tax cash flow: $6,369/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

+116.2% since first listed

28 events — show timeline

• 2026-06-03 Price Changed $80,000 Global MLS
• 2026-05-29 Price Changed $84,000 Global MLS
• 2026-05-26 Listing Removed — CNYIS
• 2026-05-07 Listed $85,000 Global MLS
• 2026-03-27 Listing Removed — CNYIS
• 2026-03-26 Listing Removed — CNYIS
• 2026-03-26 Listed $95,000 CNYIS
• 2025-12-03 Price Changed $97,500 CNYIS
• 2025-09-25 Price Changed $99,400 CNYIS
• 2025-06-10 Listed $99,900 CNYIS
• 2025-01-17 Sold (Public Records) $55,000 Public Records
• 2024-12-03 Sold (MLS) $55,000 Global MLS
• 2024-07-01 Pending — Global MLS
• 2024-06-20 Listed $60,000 Global MLS
• 2024-06-10 Listing Removed — Global MLS
• 2024-04-29 Price Changed $49,900 Global MLS
• 2024-04-25 Price Changed $54,900 Global MLS
• 2024-04-11 Listed $69,900 Global MLS
• 2021-07-30 Sold (MLS) $46,900 Global MLS
• 2021-07-21 Sold (Public Records) $46,900 Public Records
• 2021-07-07 Pending — Global MLS
• 2021-06-25 Price Changed $46,900 Global MLS
• 2021-06-21 Listed $51,900 Global MLS
• 2017-05-23 Sold (MLS) $15,000 Global MLS
• 2017-05-19 Sold (Public Records) $15,000 Public Records
• 2017-04-11 Pending — Global MLS
• 2016-09-16 Price Changed $29,500 Global MLS
• 2016-01-27 Listed $37,000 Global MLS

Property tax history

+20.2%/yr

Latest (2025): $2,075 · +5.4% YoY. Source: county tax records.