67 Montgomery St · Gloversville, NY 12078

$69,900

3 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 32 Days on market

Built 1900 Fair condition 4,220 sqft lot $47/sqft · 47% below area Est $132k · 47% under

---

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
• Schools +5.0/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

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

• 4,220 sq ft lot
• Built 1900
• Listed 31 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $547 ($7k/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: $68k (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: Park Terrace School (277 students, 76% FRL); 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 72% FRL vs 54% district-wide (18 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: 289 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 112 units permitted in Fulton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 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 32 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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 $55k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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 1900 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.02% ✓
• Cap rate: 15.69%
• Cash-on-cash: 33.56%
• DSCR: 2.49
• GRM: 4.1

CMA / ARV

• ARV (median comp): $132,289
• List price: $69,900
• Delta: -47.16%
• 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%)	10mo	$195,000	$123	70
135 Wells St	0.27mi	3/1.0	1,472 (-2%)	13mo	$171,500	$117	70
34 Division St	0.18mi	3/1.0	1,585 (+6%)	11mo	$82,000	$52	69
117 Forest St	0.18mi	3/2.0	1,274 (-15%)	1mo	$237,500	$186	66
40 Fox St	0.55mi	4/1.5 (+1)	1,508 (+1%)	0mo	$126,000	$84	66
30 Saratoga Blvd	0.68mi	3/1.5	1,472 (-2%)	4mo	$200,000	$136	60
12 Monroe St	0.56mi	3/2.5	1,528 (+2%)	11mo	$170,000	$111	59
33 Monroe St	0.55mi	3/1.5	1,536 (+3%)	13mo	$190,000	$124	57
72 Park St	0.26mi	3/1.5	1,272 (-15%)	7mo	$131,000	$103	55
35 Spruce St	0.59mi	2/2.0 (-1)	1,556 (+4%)	10mo	$175,000	$112	53
36 Maple St	0.34mi	4/1.5 (+1)	1,710 (+14%)	10mo	$100,000	$58	45
60 Broad St	0.56mi	2/1.0 (-1)	1,596 (+7%)	12mo	$15,000	$9	44

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: 50.0%
• Equity multiple: 4.73×
• Total profit: $73,001
• Equity at exit: $62,971

10-year hold

• IRR: 43.7%
• Equity multiple: 10.59×
• Total profit: $187,712
• Equity at exit: $135,800

Cash invested: $19,572 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 25 under contract
• Months of supply: 6.9 mo (14%/mo absorbed)
• Median asking: $155,450 ($94/sqft)
• Median days on market: 56 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: -5.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 12078

• Home prices YoY: 12.2%
• Active inventory: 289
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$173 /mo · $2,075/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $547

Break-even live

Break-even rent $720

Max offer price $69,900

Occupancy floor 56%

Sensitivity live

Price	-10% $587	-5% $567	+0% $547	+5% $528	+10% $508
Rent	-10% $436	-5% $492	+0% $547	+5% $603	+10% $659
Rate	-1.0pp $583	-0.5pp $565	base $547	+0.5pp $529	+1.0pp $511

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: $17,475
• Closing costs: $2,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Steele Ave Gloversville, NY	4.0	1.0	1100	$1,350	$1.23	1d	1	0.08mi
33 E Pine St Gloversville, NY	4.0	1.0	1024	$1,600	$1.56	1d	1	0.32mi
11 Fremont St Gloversville, NY	1.0–2.0	1.0–1.5	1171	$1,450	$1.24	0d	3	0.45mi
89 2nd Ave Gloversville, NY	2.0	1.0	1106	$1,400	$1.27	1d	1	0.68mi

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected)Sewer connected
• Home design: Two-story existing home
• Construction: Vinyl sidingStone foundation
• Exterior features: Gravel drivewayRectangular residential lot40 x 106 lot dimensionsCity street frontage

Interior

• Kitchen: Electric ovenElectric rangeMicrowaveRefrigerator
• Bedrooms: One main-level bedroom
• Flooring: LaminateVariable/other flooring
• Bathrooms: One full bathroomOne half bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchenAdditional interior features noted in remarks
• Laundry & utility: Gas water heater

Listing history 50 events

1. 2026-09-23
   days on market $69,900 Active 32 DOM
2. 2026-09-20
   days on market $69,900 Active 29 DOM
3. 2026-09-19
   days on market $69,900 Active 28 DOM
4. 2026-09-19
   days on market $69,900 Active 27 DOM
5. 2026-09-17
   days on market $69,900 Active 26 DOM
6. 2026-09-17
   days on market $69,900 Active 25 DOM
7. 2026-09-16
   days on market $69,900 Active 24 DOM
8. 2026-09-14
   days on market $69,900 Active 23 DOM
9. 2026-09-13
   days on market $69,900 Active 22 DOM
10. 2026-09-12
    days on market $69,900 Active 21 DOM
11. 2026-09-11
    days on market $69,900 Active 20 DOM
12. 2026-09-05
    days on market $69,900 Active 14 DOM
13. 2026-09-04
    days on market $69,900 Active 13 DOM
14. 2026-09-03
    days on market $69,900 Active 12 DOM
15. 2026-09-02
    days on market $69,900 Active 11 DOM
16. 2026-08-30
    days on market $69,900 Active 8 DOM
17. 2026-08-29
    days on market $69,900 Active 7 DOM
18. 2026-08-28
    days on market $69,900 Active 6 DOM
19. 2026-08-27
    days on market $69,900 Active 5 DOM
20. 2026-08-25
    days on market $69,900 Active 3 DOM
21. 2026-08-24
    days on market $69,900 Active 2 DOM
22. 2026-08-23
    pricedays on marketlisting id $69,900 Active 1 DOM
23. 2026-08-20
    days on market $75,000 Active 105 DOM
24. 2026-08-19
    days on market $75,000 Active 104 DOM
25. 2026-08-18
    days on market $75,000 Active 103 DOM
26. 2026-08-17
    days on market $75,000 Active 102 DOM
27. 2026-08-16
    days on market $75,000 Active 101 DOM
28. 2026-08-15
    days on market $75,000 Active 100 DOM
29. 2026-08-14
    days on market $75,000 Active 99 DOM
30. 2026-08-13
    days on market $75,000 Active 98 DOM
31. 2026-08-12
    days on market $75,000 Active 97 DOM
32. 2026-08-11
    days on market $75,000 Active 96 DOM
33. 2026-08-10
    days on market $75,000 Active 95 DOM
34. 2026-08-09
    days on market $75,000 Active 94 DOM
35. 2026-08-08
    days on market $75,000 Active 93 DOM
36. 2026-08-07
    days on market $75,000 Active 92 DOM
37. 2026-08-06
    days on market $75,000 Active 91 DOM
38. 2026-08-05
    days on market $75,000 Active 90 DOM
39. 2026-08-04
    days on market $75,000 Active 89 DOM
40. 2026-08-03
    days on market $75,000 Active 88 DOM
41. 2026-07-31
    days on market $75,000 Active 85 DOM
42. 2026-07-30
    days on market $75,000 Active 84 DOM
43. 2026-07-29
    days on market $75,000 Active 83 DOM
44. 2026-07-27
    days on market $75,000 Active 81 DOM
45. 2026-07-25
    days on market $75,000 Active 79 DOM
46. 2026-07-24
    days on market $75,000 Active 78 DOM
47. 2026-07-23
    days on market $75,000 Active 77 DOM
48. 2026-07-22
    days on market $75,000 Active 76 DOM
49. 2026-07-21
    days on market $75,000 Active 75 DOM
50. 2026-07-20
    days on market $75,000 Active 74 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: $2,075 · $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: $16,950
• − Mortgage interest: −$3,915
• − Property taxes: −$2,075
• − Insurance: −$350
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$2,033
• Taxable income: $5,865
• Est. tax owed @ 24.0%: −$1,408
• After-tax cash flow: $5,160/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

Fair 45/100 Cosmetic rehab Est. rehab $7,480–$22,440 screening

This property offers a good opportunity for cosmetic updates with minimal repair needs. The exterior is in good condition, but the interior paint and carpet require attention. A fresh coat of paint and new carpet would significantly enhance the home's curb appeal and interior comfort.

Repairs flagged

• Minor Peeling paint — Paint needs touch-up
• Minor Stairs — Worn carpet

Value-add opportunities

• Both Paint — Enhances curb appeal and interior aesthetics ↑
• Both Carpet — Improves comfort and appearance ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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

Elementary Park Terrace School 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

• Census place: Gloversville, NY
• 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

---

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

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected)Sewer connected
• Home design: Two-story existing home
• Construction: Vinyl sidingStone foundation
• Exterior features: Gravel drivewayRectangular residential lot40 x 106 lot dimensionsCity street frontage

Interior

• Kitchen: Electric ovenElectric rangeMicrowaveRefrigerator
• Bedrooms: One main-level bedroom
• Flooring: LaminateVariable/other flooring
• Bathrooms: One full bathroomOne half bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchenAdditional interior features noted in remarks
• Laundry & utility: Gas water heater

Price history

+88.9% since first listed

31 events — show timeline

• 2026-08-22 Listed $69,900 CNYIS
• 2026-08-21 Listing Removed — Global MLS
• 2026-07-10 Price Changed $75,000 Global MLS
• 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

+18.4%/yr

Latest (2026): $2,075 · +0.0% YoY. Source: county tax records.