99 East Blvd · Gloversville, NY 12078

$170,000

3 bd · 2.5 ba · 2,028 sqft · SingleFamily public records · 4 Days on market

Built 1930 7,840 sqft lot $84/sqft · 32% below area Est $252k · 32% under

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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 +17.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• 1% rule +4.7/10.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

New new new! Recent updates include roof, windows, furnace, flooring, paint, appliances, cabinets, countertops, lighting and more! In addition to the new items, the gorgeous original features still remain; fabulous open staircase framed with oak and lots of oak molding throughout, including beautifully refinished hardwood floors. There is a family room/ bonus room or possible bedroom on the first floor which includes a closet and laundry area. The yard is huge, with a nice deck leading to it off of the back of the home. Home is located less than a block to the back entrance to Melchior park and also short walking distance to Boulevard school.... Great Neighborhood!

Key facts

• Updated electrical
• Newer roof
• Butcher block island

Tags

• NEWER ROOF
• UPDATED ELECTRICAL
• RENOVATED KITCHEN FINISHES
• STAINLESS STEEL APPLIANCES
• BUTCHER BLOCK ISLAND
• EASY TO MAINTAIN BACKYARD

Property features AI

Exterior

• Parking: Attached garage (1 car); Total 3 parking spaces; Paved driveway and off-street parking
• Utilities: Public water; Public sewer; Circuit breaker electric; Cable available
• Home design: Single family residence; First-floor entry
• Construction: Aluminum siding; Rubber and shingle roof
• Exterior features: Deck; Exterior lighting; Partial wood fencing; Level, cleared, and landscaped lot; Lot dimensions approximately 50 x 161.1

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the second floor
• Flooring: Tile; Vinyl; Carpet; Hardwood
• Bathrooms: One full bathroom on the second floor; One half bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas)
• Interior features: High-speed internet; Ceiling paddle fans; Walk-in closet(s); Built-in features; Crown molding; Double-pane windows
• Laundry & utility: Washer/dryer included; Washer hookup; Electric dryer hookup; Main level laundry; Interior entry unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/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 $165k (2.9% below list).
• Recommended offer: $165k (2.9% below list) — sets the bar for 1% rule.

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 $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $132k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000 (2.9% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 8.6

CMA / ARV

• ARV (median comp): $251,804
• List price: $170,000
• Delta: -32.49%
• 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
107 Oakland Ave	0.25mi	3/2.5	2,090 (+3%)	2mo	$220,000	$105	82
123 Second Ave	0.23mi	3/1.5	2,016 (-1%)	6mo	$247,000	$123	79
62 East Blvd	0.09mi	3/1.5	2,170 (+7%)	2mo	$229,500	$106	79
192 2nd Ave Ext	0.28mi	3/1.5	2,030 (+0%)	5mo	$150,999	$74	79
16 Elmwood Ave	0.37mi	3/2.0	2,086 (+3%)	7mo	$250,000	$120	70
139 2nd Ave	0.14mi	3/1.0	2,240 (+10%)	4mo	$167,000	$75	67
18 1/2 S Park Dr	0.17mi	3/2.5	1,748 (-14%)	5mo	$296,000	$169	65
21 Wells St	0.63mi	3/1.5	2,056 (+1%)	2mo	$190,800	$93	63
4 Judson Pkwy	0.37mi	3/1.5	1,840 (-9%)	5mo	$185,000	$101	59
99 Second Ave	0.34mi	4/1.5 (+1)	1,904 (-6%)	8mo	$94,000	$49	58
380 N Main St	0.75mi	3/1.5	2,087 (+3%)	3mo	$205,000	$98	54
77 Helwig St	0.51mi	4/1.5 (+1)	1,730 (-15%)	7mo	$49,900	$29	37

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: 26.4%
• Equity multiple: 3.10×
• Total profit: $99,975
• Equity at exit: $153,149

10-year hold

• IRR: 23.1%
• Equity multiple: 7.06×
• Total profit: $288,691
• Equity at exit: $330,273

Cash invested: $47,600 (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: 165
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$226 /mo · $2,708/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $115

Break-even live

Break-even rent $1,504

Max offer price $170,000

Occupancy floor 88%

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: $42,500
• Closing costs: $5,100
• 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	44d	3	0.78mi

Listing history 9 events

1. 2026-05-17
   status Pending 886-char remark
2. 2026-05-13
   listed $170,000 Active 886-char remark
3. 2021-02-19
   soldstatus $132,400
4. 2021-01-12
   soldstatus $132,400 Closed (Final Sale) 673-char remark

   Show marketing remark (673 chars)

   New new new! Recent updates include roof, windows, furnace, flooring, paint, appliances, cabinets, countertops, lighting and more! In addition to the new items, the gorgeous original features still remain; fabulous open staircase framed with oak and lots of oak molding throughout, including beautifully refinished hardwood floors. There is a family room/ bonus room or possible bedroom on the first floor which includes a closet and laundry area. The yard is huge, with a nice deck leading to it off of the back of the home. Home is located less than a block to the back entrance to Melchior park and also short walking distance to Boulevard school.... Great Neighborhood!

5. 2020-12-08
   status Pend (Under Cntr) 673-char remark

   Show marketing remark (673 chars)

   New new new! Recent updates include roof, windows, furnace, flooring, paint, appliances, cabinets, countertops, lighting and more! In addition to the new items, the gorgeous original features still remain; fabulous open staircase framed with oak and lots of oak molding throughout, including beautifully refinished hardwood floors. There is a family room/ bonus room or possible bedroom on the first floor which includes a closet and laundry area. The yard is huge, with a nice deck leading to it off of the back of the home. Home is located less than a block to the back entrance to Melchior park and also short walking distance to Boulevard school.... Great Neighborhood!

6. 2020-12-04
   listed $124,900 New 673-char remark

   Show marketing remark (673 chars)

   New new new! Recent updates include roof, windows, furnace, flooring, paint, appliances, cabinets, countertops, lighting and more! In addition to the new items, the gorgeous original features still remain; fabulous open staircase framed with oak and lots of oak molding throughout, including beautifully refinished hardwood floors. There is a family room/ bonus room or possible bedroom on the first floor which includes a closet and laundry area. The yard is huge, with a nice deck leading to it off of the back of the home. Home is located less than a block to the back entrance to Melchior park and also short walking distance to Boulevard school.... Great Neighborhood!

7. 2020-06-26
   soldstatus $38,375 Closed (Final Sale)

   Show marketing remark (572 chars)

   Absolutely awesome opportunity to own a large home in one of Gloversville's best neighborhoods! This home has some lovely original features and too much potential to list. Located just a few houses down from the back entrance to Melchior park, with its picturesque landscaping and walking paths. The home is light filled with spacious rooms and a large back yard. It does need quite a lot of work to bring it back to the home it once was, but the location and the square footage make it all worthwhile, and a bargain at this price! Great investment or owner-occupied home.

8. 2020-06-04
   status Pend (Under Cntr)

   Show marketing remark (572 chars)

   Absolutely awesome opportunity to own a large home in one of Gloversville's best neighborhoods! This home has some lovely original features and too much potential to list. Located just a few houses down from the back entrance to Melchior park, with its picturesque landscaping and walking paths. The home is light filled with spacious rooms and a large back yard. It does need quite a lot of work to bring it back to the home it once was, but the location and the square footage make it all worthwhile, and a bargain at this price! Great investment or owner-occupied home.

9. 2020-05-23
   listed $39,900 New

   Show marketing remark (572 chars)

   Absolutely awesome opportunity to own a large home in one of Gloversville's best neighborhoods! This home has some lovely original features and too much potential to list. Located just a few houses down from the back entrance to Melchior park, with its picturesque landscaping and walking paths. The home is light filled with spacious rooms and a large back yard. It does need quite a lot of work to bring it back to the home it once was, but the location and the square footage make it all worthwhile, and a bargain at this price! Great investment or owner-occupied home.

ⓘ 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: $2,708 · $226/mo
• Projected year-2 tax: $2,791 · $233/mo
• Expected delta: +$82/yr (+$7/mo · 3.0%)

ⓘ 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 · 16 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: −$9,523
• − Property taxes: −$2,708
• − Insurance: −$850
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,945
• Taxable loss: −$1,394
• Est. tax savings @ 24.0%: +$335
• After-tax cash flow: $1,720/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

+326.1% since first listed

9 events — show timeline

• 2026-05-17 Pending — Global MLS
• 2026-05-13 Listed $170,000 Global MLS
• 2021-02-19 Sold (Public Records) $132,400 Public Records
• 2021-01-12 Sold (MLS) $132,400 Global MLS
• 2020-12-08 Pending — Global MLS
• 2020-12-04 Listed $124,900 Global MLS
• 2020-06-26 Sold (MLS) $38,375 Global MLS
• 2020-06-04 Pending — Global MLS
• 2020-05-23 Listed $39,900 Global MLS

Property tax history

+4.0%/yr

Latest (2025): $2,708 · +5.4% YoY. Source: county tax records.