110 Broad St · Gloversville, NY 12078

$689,000

18 bd · 7.8 ba · 5,988 sqft · MultiFamily public records · 28 Days on market

Built 1935 0.34 ac lot

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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 +16.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Livability +4.1/5.0
• 1% rule +3.7/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Cash Cow! Two separate 4 units and 6 car garage on one parcel. Can be packaged with two adjacent lots (one vacant lot and one w/ single family home on it. One building completely renovated and the other with one remodeled unit, one gutted unit, and two occupied units that could be remodeled to maximize rent amounts. Separate utilities, and tons of potential!

Key facts

• 6 bay garage
• 8 units
• 6 being remodeled

Tags

• 8 UNITS
• 6 BEING REMODELED
• ADDITIONAL PARCEL
• BUILDING READY FOR YOUR VISION
• 6 BAY GARAGE

Property features AI

Finance

• Financial info: Designed as an 8-unit multi-family investment

Exterior

• Parking: Detached garage; Six garage spaces (12 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Multi-family property
• Construction: Wood siding construction
• Exterior features: Shingle (asphalt) roof; Wood siding

Interior

• Bedrooms: Five 3-bedroom units and one 2-bedroom unit and two 1-bedroom units (units include combinations of 3BR, 2BR, and 1BR layouts)
• Bathrooms: Eight full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 6 × 3-bed/?-bath units multifamily listed at $689k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive. Per door: $66/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $597k (13.4% below list).
• Recommended offer: $597k (13.4% 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; 112 units permitted in Fulton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $74k of equity ($5k loan paydown + $69k 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 $193k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$118k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($679k) is reasonable based on typical stale-listing flexibility.
• 4 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 $435k; list at $689k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $597,000 (13.4% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 3.07×
• Total profit: $400,177
• Equity at exit: $620,706

10-year hold

• IRR: 22.9%
• Equity multiple: 7.00×
• Total profit: $1,158,352
• Equity at exit: $1,338,575

Cash invested: $192,920 (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: 57.7×

Monthly cashflow live

• Estimated rent: $5,970 medium
• Mortgage (P&I): −$3,613
• Tax from tax record: −$422 /mo · $5,061/yr
• Insurance: −$287
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,254
• Net cashflow: $394

Break-even live

Break-even rent $5,471

Max offer price $689,000

Occupancy floor 88%

Sensitivity live

Price	-10% $784	-5% $589	+0% $394	+5% $199	+10% $4
Rent	-10% $-77	-5% $158	+0% $394	+5% $630	+10% $866
Rate	-1.0pp $741	-0.5pp $569	base $394	+0.5pp $216	+1.0pp $34

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	3	—	$5,970
Total (6 units)			$5,970

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: $172,250
• Closing costs: $20,670
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $689,000 Active 28 DOM
2. 2026-06-17
   days on market $689,000 Active 27 DOM
3. 2026-06-16
   days on market $689,000 Active 26 DOM
4. 2026-06-15
   days on market $689,000 Active 25 DOM
5. 2026-06-13
   days on market $689,000 Active 23 DOM
6. 2026-06-12
   pricedays on market $689,000 Active 22 DOM
7. 2026-06-09
   days on market $699,000 Active 19 DOM
8. 2026-06-08
   days on market $699,000 Active 18 DOM
9. 2026-06-07
   days on market $699,000 Active 17 DOM
10. 2026-06-07
    days on market $699,000 Active 16 DOM
11. 2026-06-04
    days on market $699,000 Active 13 DOM
12. 2026-06-02
    days on market $699,000 Active 12 DOM
13. 2026-06-01
    days on market $699,000 Active 11 DOM
14. 2026-05-31
    days on market $699,000 Active 10 DOM
15. 2026-05-20
    listed $699,000 Active
16. 2023-01-13
    soldstatus $435,000
17. 2022-10-03
    status Pending 360-char remark

    Show marketing remark (360 chars)

    Cash Cow! Two separate 4 units and 6 car garage on one parcel. Can be packaged with two adjacent lots (one vacant lot and one w/ single family home on it. One building completely renovated and the other with one remodeled unit, one gutted unit, and two occupied units that could be remodeled to maximize rent amounts. Separate utilities, and tons of potential!

18. 2022-08-29
    price $399,900 360-char remark

    Show marketing remark (360 chars)

    Cash Cow! Two separate 4 units and 6 car garage on one parcel. Can be packaged with two adjacent lots (one vacant lot and one w/ single family home on it. One building completely renovated and the other with one remodeled unit, one gutted unit, and two occupied units that could be remodeled to maximize rent amounts. Separate utilities, and tons of potential!

19. 2022-08-03
    listed $439,900 Active 360-char remark

    Show marketing remark (360 chars)

    Cash Cow! Two separate 4 units and 6 car garage on one parcel. Can be packaged with two adjacent lots (one vacant lot and one w/ single family home on it. One building completely renovated and the other with one remodeled unit, one gutted unit, and two occupied units that could be remodeled to maximize rent amounts. Separate utilities, and tons of potential!

20. 2020-11-03
    soldstatus $150,000
21. 2017-12-21
    soldstatus $110,000
22. 2017-12-14
    soldstatus $110,000 Closed (Final Sale) 498-char remark

    Show marketing remark (498 chars)

    Great opportunity to own these 2 money making four family houses on one deed with off street parking and six garages! Great quiet location.Separate utilities. Gas & electric pd. by tenants. Most apartments have remodeled bathrooms and have a strong rental history. Easy to show, tenants are cooperative. Proof of funds required for showings. Cash or rehab loan due to one unit needing finishing. Your investment would be paid off in less than 2 years. Excellent cash flow! Good Condition

23. 2017-10-10
    status Pend (Under Cntr) 498-char remark

    Show marketing remark (498 chars)

    Great opportunity to own these 2 money making four family houses on one deed with off street parking and six garages! Great quiet location.Separate utilities. Gas & electric pd. by tenants. Most apartments have remodeled bathrooms and have a strong rental history. Easy to show, tenants are cooperative. Proof of funds required for showings. Cash or rehab loan due to one unit needing finishing. Your investment would be paid off in less than 2 years. Excellent cash flow! Good Condition

24. 2017-10-05
    listed $117,000 New 498-char remark

    Show marketing remark (498 chars)

    Great opportunity to own these 2 money making four family houses on one deed with off street parking and six garages! Great quiet location.Separate utilities. Gas & electric pd. by tenants. Most apartments have remodeled bathrooms and have a strong rental history. Easy to show, tenants are cooperative. Proof of funds required for showings. Cash or rehab loan due to one unit needing finishing. Your investment would be paid off in less than 2 years. Excellent cash flow! Good Condition

25. 2011-08-08
    historical
26. 2010-09-15
    listed $139,900
27. 2004-10-25
    soldstatus $160,000

ⓘ 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: $5,061 · $422/mo
• Projected year-2 tax: $8,353 · $696/mo
• Expected delta: +$3,291/yr (+$274/mo · 65.0%)

ⓘ 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 ≥95°F today · 16 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: $71,640
• − Mortgage interest: −$38,595
• − Property taxes: −$5,061
• − Insurance: −$3,445
• − Repairs & maintenance: −$5,731
• − Management: −$5,731
• − Depreciation: −$20,044
• Taxable loss: −$6,967
• Est. tax savings @ 24.0%: +$1,672
• After-tax cash flow: $6,403/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

+336.9% since first listed

13 events — show timeline

• 2026-05-20 Listed $699,000 Global MLS
• 2023-01-13 Sold (Public Records) $435,000 Public Records
• 2022-10-03 Pending — Global MLS
• 2022-08-29 Price Changed $399,900 Global MLS
• 2022-08-03 Listed $439,900 Global MLS
• 2020-11-03 Sold (Public Records) $150,000 Public Records
• 2017-12-21 Sold (Public Records) $110,000 Public Records
• 2017-12-14 Sold (MLS) $110,000 Global MLS
• 2017-10-10 Pending — Global MLS
• 2017-10-05 Listed $117,000 Global MLS
• 2011-08-08 Listing Removed — Global MLS
• 2010-09-15 Listed $139,900 Global MLS
• 2004-10-25 Sold (Public Records) $160,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $5,061 · +5.4% YoY. Source: county tax records.