11 Court St · Johnstown, NY 12095

$155,000

2 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 7 Days on market

Built 1965 3,484 sqft lot Est $129k · 20% over

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Why this score? — see what drove the D+ 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 +16.0/30.0
• Appreciation +10.0/10.0
• DSCR +4.9/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This is in a great location in Johnstown! New waterheater ,carpets, kitchen including counters, cabinets, sink, window, fixtures & dishwasher/OTR microwave .Laundry on 1rst floor Furnace 2ys old. Just reinsulated and very energy efficient! Spacious living room country kitchen,first floor room/porch can be converted into a different use room.Full first floor bathroom with tub/shower and large closet.2nd floor with 2large BR's&1small one.Walkin closet.Fenced yd&1car garage. Excellent Condition

Key facts

• Large living room
• Spacious deck
• Cozy eat-in kitchen

Tags

• LARGE LIVING ROOM
• COZY EAT-IN KITCHEN
• BRIGHT HEATED 4-SEASON ROOM
• FULLY ENCLOSED BACKYARD
• SPACIOUS DECK
• 1-CAR GARAGE

Property features AI

Exterior

• Parking: Detached garage; One garage space; Two total parking spaces (including driveway/off-street)
• Security: Exterior security lights; Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Updated/remodeled condition; Shingle roof
• Construction: Vinyl siding
• Exterior features: Front porch; Side porch (enclosed); Paved driveway; Private lot

Interior

• Kitchen: Oven; Microwave; Refrigerator; Dishwasher
• Bedrooms: Two bedrooms on the second floor
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom on the first floor; One half bathroom on the second floor
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Updated/remodeled interior; Seven total rooms; Enclosed 3-seasons room; Driveway access
• Laundry & utility: Washer and dryer included; Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $77 ($922/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 $139k (10.1% below list).
• Recommended offer: $139k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.0% in Johnstown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#168 in NY, #2,603 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime D-, amenities D-.
• Johnstown City School District (town): math 35% / reading 47% proficiency, ranked #509 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 82 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 $17k of equity ($1k loan paydown + $16k 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 ~3 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y 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 $56k; list at $155k implies a 175% gain — meaningful room to come down on a strong offer.

Recommended offer $139,418 (10.1% below list)

Questions for the listing agent

1. Built in 1965 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $128,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 W Green St	0.33mi	2/1.5	1,134 (+1%)	8mo	$65,000	$57	76
411 N Market St	0.04mi	3/1.5 (+1)	1,200 (+7%)	8mo	$110,000	$92	75
9 Water St	0.05mi	2/1.0	1,222 (+9%)	10mo	$140,000	$115	72
2 Parkwood Ave	0.27mi	3/1.0 (+1)	1,144 (+2%)	7mo	$170,000	$149	71
203 E Decker St	0.49mi	2/1.5	1,138 (+2%)	8mo	$214,000	$188	68
9 Fon Clair St	0.58mi	2/1.0	1,104 (-1%)	5mo	$160,000	$145	64
17 Wells St	0.45mi	3/1.5 (+1)	1,053 (-6%)	2mo	$89,000	$85	62
216 N Chase St	0.45mi	3/1.0 (+1)	1,170 (+4%)	4mo	$165,000	$141	62
519 N Market St	0.24mi	2/1.0	1,288 (+15%)	6mo	$94,600	$73	57
19 O'neil Ave	0.63mi	3/1.0 (+1)	1,248 (+11%)	6mo	$180,000	$144	40
32 S Chase St	0.73mi	3/1.5 (+1)	1,270 (+13%)	6mo	$55,000	$43	33
207 Fon Clair St	0.72mi	3/1.0 (+1)	965 (-14%)	9mo	$28,000	$29	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: 25.8%
• Equity multiple: 3.06×
• Total profit: $89,302
• Equity at exit: $139,636

10-year hold

• IRR: 22.7%
• Equity multiple: 6.97×
• Total profit: $259,116
• Equity at exit: $301,131

Cash invested: $43,400 (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 12095

• Home prices YoY: 3.8%
• Active inventory: 82
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,394 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$147 /mo · $1,766/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $77

Break-even live

Break-even rent $1,297

Max offer price $155,000

Occupancy floor 89%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-02
   statusdays on market $155,000 Pending 7 DOM
2. 2026-06-01
   days on market $155,000 Active 6 DOM
3. 2026-05-31
   days on market $155,000 Active 5 DOM
4. 2026-05-23
   listed $155,000 Active
5. 2021-03-05
   historical
6. 2020-06-09
   price $89,500
7. 2020-05-19
   listed $95,000 New
8. 2015-01-21
   soldstatus $56,300
9. 2014-12-23
   soldstatus $56,300 508-char remark

   Show marketing remark (508 chars)

   This is in a great location in Johnstown! New waterheater ,carpets, kitchen including counters, cabinets, sink, window, fixtures & dishwasher/OTR microwave .Laundry on 1rst floor Furnace 2ys old. Just reinsulated and very energy efficient! Spacious living room country kitchen,first floor room/porch can be converted into a different use room.Full first floor bathroom with tub/shower and large closet.2nd floor with 2large BR's&1small one.Walkin closet.Fenced yd&1car garage. Excellent Condition

10. 2014-11-03
    historical 508-char remark

    Show marketing remark (508 chars)

    This is in a great location in Johnstown! New waterheater ,carpets, kitchen including counters, cabinets, sink, window, fixtures & dishwasher/OTR microwave .Laundry on 1rst floor Furnace 2ys old. Just reinsulated and very energy efficient! Spacious living room country kitchen,first floor room/porch can be converted into a different use room.Full first floor bathroom with tub/shower and large closet.2nd floor with 2large BR's&1small one.Walkin closet.Fenced yd&1car garage. Excellent Condition

11. 2014-08-07
    listed $55,999 508-char remark

    Show marketing remark (508 chars)

    This is in a great location in Johnstown! New waterheater ,carpets, kitchen including counters, cabinets, sink, window, fixtures & dishwasher/OTR microwave .Laundry on 1rst floor Furnace 2ys old. Just reinsulated and very energy efficient! Spacious living room country kitchen,first floor room/porch can be converted into a different use room.Full first floor bathroom with tub/shower and large closet.2nd floor with 2large BR's&1small one.Walkin closet.Fenced yd&1car garage. Excellent Condition

12. 2014-08-05
    historical
13. 2014-03-02
    listed $59,999
14. 2013-01-08
    soldstatus $53,000
15. 2012-12-18
    soldstatus $53,000
16. 2012-10-19
    historical
17. 2012-09-19
    listed $49,900
18. 2002-08-03
    soldstatus $48,000

ⓘ 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: $1,766 · $147/mo
• Projected year-2 tax: $2,193 · $183/mo
• Expected delta: +$427/yr (+$36/mo · 24.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $16,730
• − Mortgage interest: −$8,682
• − Property taxes: −$1,766
• − Insurance: −$775
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$4,509
• Taxable loss: −$1,679
• Est. tax savings @ 24.0%: +$403
• After-tax cash flow: $1,325/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: Johnstown City School District
• NCES district ID: 3615980
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 47% ▲ 4.00%
• Median HH income: $45,999
• Composite: 34.89/100
• National rank: #5082
• State rank: #509 of 590 in NY

Livability — Johnstown

• Score: 78/100
• State rank: #168
• US rank: #2603

Category grades

Amenities D- Commute B Cost of living A Crime D- Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnstown, NY
• Population (ZIP): 12,013

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 4% Black 2%
• Common ancestry: Iranian 6% Romanian 5% Lithuanian 4%
• Foreign-born: 2% · Canada
• 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: ▲ 10.82%
• Current HPI: 297.365
• 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

+222.9% since first listed

15 events — show timeline

• 2026-05-23 Listed $155,000 Global MLS
• 2021-03-05 Listing Removed — Global MLS
• 2020-06-09 Price Changed $89,500 Global MLS
• 2020-05-19 Listed $95,000 Global MLS
• 2015-01-21 Sold (Public Records) $56,300 Public Records
• 2014-12-23 Sold (MLS) $56,300 Global MLS
• 2014-11-03 Listing Removed — Global MLS
• 2014-08-07 Listed $55,999 Global MLS
• 2014-08-05 Listing Removed — Global MLS
• 2014-03-02 Listed $59,999 Global MLS
• 2013-01-08 Sold (Public Records) $53,000 Public Records
• 2012-12-18 Sold (MLS) $53,000 Global MLS
• 2012-10-19 Listing Removed — Global MLS
• 2012-09-19 Listed $49,900 Global MLS
• 2002-08-03 Sold (Public Records) $48,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $1,766 · +44.6% YoY. Source: county tax records.