27 N Mcnab Ave · Gloversville, NY 12078

$149,999

2 bd · 2.5 ba · 1,560 sqft · SingleFamily public records · 72 Days on market

Built 1940 0.89 ac lot $96/sqft · 33% above area Est $113k · 33% over

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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 +21.8/30.0
• Appreciation +10.0/10.0
• DSCR +7.0/10.0
• 1% rule +4.5/10.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Unique Opportunity in Gloversville - Steps from Gloversville High School This offering includes two parcels being sold together: the primary residence at 27 N. McNab Avenue and an adjoining lot identified as parcel 149.5-1-5.1. The additional lot backs directly to the home and also provides separate road frontage on Spring Street, offering flexibility for access, expansion, or potential future development. The 2-bedroom, 3-bathroom home features a functional layout with great flow, an attached garage, and a bright three-season room with classic slate flooring. The property has seen recent updates throughout, including fresh interior paint, new vinyl flooring, refinished hardwood floors, up

Key facts

• Two parcels
• Recent updates
• Adjoining lot

Tags

• TWO PARCELS
• ADJOINING LOT
• SEPARATE ROAD FRONTAGE
• THREE-SEASON ROOM
• SLATE FLOORING
• RECENT UPDATES

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/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 $142k (5.0% below list).
• Recommended offer: $141k (6.0% 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: schools D, 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.
• 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 16y 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; list at $150k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.95% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (median comp): $112,682
• List price: $149,999
• Delta: 33.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
238 N Main St	0.15mi	3/1.5 (+1)	1,638 (+5%)	10mo	$78,900	$48	67
5 Washburn St	0.36mi	2/1.5	1,650 (+6%)	9mo	$115,000	$70	62
44 W 8th Ave	0.24mi	3/1.5 (+1)	1,408 (-10%)	5mo	$141,000	$100	60
34 Division St	0.57mi	3/1.0 (+1)	1,585 (+2%)	8mo	$82,000	$52	53
20 North Blvd	0.63mi	2/2.0	1,458 (-6%)	7mo	$199,900	$137	52
96 6th Ave	0.56mi	3/1.0 (+1)	1,425 (-9%)	2mo	$179,500	$126	46
143 5th Ave	0.69mi	3/1.0 (+1)	1,623 (+4%)	6mo	$145,000	$89	45
14 Alexander St	0.48mi	3/1.0 (+1)	1,702 (+9%)	8mo	$155,000	$91	45
18 1/2 S Park Dr	0.59mi	3/2.5 (+1)	1,748 (+12%)	5mo	$296,000	$169	43
103 3rd Ave	0.42mi	3/1.5 (+1)	1,768 (+13%)	8mo	$90,000	$51	42
119 5th Ave	0.55mi	3/1.0 (+1)	1,350 (-14%)	1mo	$146,260	$108	40
139 5th Ave	0.67mi	3/1.0 (+1)	1,332 (-15%)	5mo	$105,000	$79	29

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: 29.1%
• Equity multiple: 3.30×
• Total profit: $96,522
• Equity at exit: $135,131

10-year hold

• IRR: 25.3%
• Equity multiple: 7.49×
• Total profit: $272,394
• Equity at exit: $291,415

Cash invested: $42,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$43 /mo · $513/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $234

Break-even live

Break-even rent $1,129

Max offer price $149,999

Occupancy floor 79%

Sensitivity live

Price	-10% $319	-5% $276	+0% $234	+5% $191	+10% $149
Rent	-10% $121	-5% $178	+0% $234	+5% $290	+10% $346
Rate	-1.0pp $309	-0.5pp $272	base $234	+0.5pp $195	+1.0pp $155

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: $37,500
• Closing costs: $4,500
• 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	$1,425	$0.88	44d	3	0.27mi

Listing history 43 events

1. 2026-06-21
   days on market $149,999 Active 72 DOM
2. 2026-06-18
   days on market $149,999 Active 70 DOM
3. 2026-06-17
   days on market $149,999 Active 69 DOM
4. 2026-06-16
   days on market $149,999 Active 68 DOM
5. 2026-06-15
   days on market $149,999 Active 67 DOM
6. 2026-06-13
   days on market $149,999 Active 65 DOM
7. 2026-06-12
   pricedays on market $149,999 Active 64 DOM
8. 2026-06-09
   days on market $159,999 Active 61 DOM
9. 2026-06-08
   days on market $159,999 Active 60 DOM
10. 2026-06-07
    days on market $159,999 Active 59 DOM
11. 2026-06-07
    days on market $159,999 Active 58 DOM
12. 2026-06-04
    days on market $159,999 Active 55 DOM
13. 2026-06-02
    days on market $159,999 Active 54 DOM
14. 2026-06-01
    days on market $159,999 Active 53 DOM
15. 2026-05-31
    days on market $159,999 Active 52 DOM
16. 2026-05-06
    historical
17. 2026-03-18
    listed $149,999 Active
18. 2026-01-03
    historical
19. 2026-01-02
    listed $89,999 Active
20. 2025-11-25
    historical
21. 2025-11-24
    listed $89,999 Active
22. 2023-03-29
    status Pending
23. 2021-12-14
    status Pending
24. 2021-07-09
    status Pend (Under Cntr)
25. 2021-07-07
    historical
26. 2021-06-09
    price $65,000
27. 2021-05-12
    listed $62,000 New
28. 2019-06-01
    status Pend (Under Cntr)
29. 2019-05-31
    historical
30. 2019-05-03
    listed $64,900 New
31. 2019-04-16
    historical
32. 2019-04-04
    listed $65,000 New
33. 2017-04-18
    historical
34. 2016-10-20
    price $62,000
35. 2016-05-10
    listed $67,000 New
36. 2016-04-10
    historical
37. 2015-10-15
    listed $69,900 Active
38. 2015-07-16
    historical
39. 2015-01-15
    listed $79,900
40. 2013-04-25
    soldstatus $55,000
41. 2013-04-23
    soldstatus $55,000
42. 2012-12-26
    historical
43. 2010-11-23
    listed $55,000

ⓘ 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: $513 · $43/mo
• Projected year-2 tax: $1,524 · $127/mo
• Expected delta: +$1,011/yr (+$84/mo · 197.1%)

ⓘ 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 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: $17,100
• − Mortgage interest: −$8,402
• − Property taxes: −$513
• − Insurance: −$750
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$4,364
• Taxable income: $335
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $2,726/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

+172.7% since first listed

28 events — show timeline

• 2026-05-06 Listing Removed — Global MLS
• 2026-03-18 Listed $149,999 Global MLS
• 2026-01-03 Listing Removed — Global MLS
• 2026-01-02 Listed $89,999 Global MLS
• 2025-11-25 Listing Removed — Global MLS
• 2025-11-24 Listed $89,999 Global MLS
• 2023-03-29 Pending — Global MLS
• 2021-12-14 Pending — Global MLS
• 2021-07-09 Pending — Global MLS
• 2021-07-07 Listing Removed — Global MLS
• 2021-06-09 Price Changed $65,000 Global MLS
• 2021-05-12 Listed $62,000 Global MLS
• 2019-06-01 Pending — Global MLS
• 2019-05-31 Listing Removed — Global MLS
• 2019-05-03 Listed $64,900 Global MLS
• 2019-04-16 Listing Removed — Global MLS
• 2019-04-04 Listed $65,000 Global MLS
• 2017-04-18 Listing Removed — Global MLS
• 2016-10-20 Price Changed $62,000 Global MLS
• 2016-05-10 Listed $67,000 Global MLS
• 2016-04-10 Listing Removed — Global MLS
• 2015-10-15 Listed $69,900 Global MLS
• 2015-07-16 Listing Removed — Global MLS
• 2015-01-15 Listed $79,900 Global MLS
• 2013-04-25 Sold (Public Records) $55,000 Public Records
• 2013-04-23 Sold (MLS) $55,000 Global MLS
• 2012-12-26 Listing Removed — Global MLS
• 2010-11-23 Listed $55,000 Global MLS

Property tax history

+0.6%/yr

Latest (2025): $513 · +2.9% YoY. Source: county tax records.