10 Dean St · Gloversville, NY 12078

$95,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 39 Days on market

Built 1901 3,484 sqft lot Est $140k · 32% under

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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
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This inviting home at 10 Dean Street offers classic charm and convenience. Inside, you'll find spacious rooms with hardwood floors, a cozy living room, and a formal dining area. The updated kitchen is perfect for everyday meals. Upstairs, well-sized bedrooms provide comfort and privacy. The property features a well-maintained yard, ideal for outdoor activities. Located in a quiet neighborhood with easy access to schools, parks, and shopping, this home is perfect for first-time buyers or anyone seeking a cozy retreat in Gloversville.

Key facts

• Well-sized bedrooms
• Well-maintained yard
• Formal dining area

Tags

• HARDWOOD FLOORS
• FORMAL DINING AREA
• UPDATED KITCHEN
• WELL-SIZED BEDROOMS
• WELL-MAINTAINED YARD
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 8.6% in Gloversville — 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 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: Boulevard School (math 24% / reading 35%, grade F, #1,729 of 2,108 statewide, top 84%, 568 students, 72% 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 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 173 active listings in the ZIP; 2 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 $10k of equity ($657 loan paydown + $10k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $95k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.57% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.59%
• DSCR: 2.01
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $139,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Hawk St	0.17mi	2/1.5 (-1)	1,224 (-2%)	6mo	$160,000	$131	77
22 Woodward Ave	0.36mi	2/1.5 (-1)	1,230 (-1%)	3mo	$149,000	$121	71
72 Park St	0.48mi	3/1.5	1,272 (+2%)	4mo	$131,000	$103	69
6 Woodward Ave	0.29mi	3/1.0	1,100 (-12%)	1mo	$140,000	$127	66
62 3rd Ave	0.49mi	3/2.0	1,209 (-3%)	3mo	$135,000	$112	65
23 Clyde St	0.37mi	2/1.0 (-1)	1,125 (-10%)	3mo	$103,000	$92	59
31 Eagle St	0.28mi	3/1.0	1,404 (+12%)	12mo	$69,900	$50	56
23 Spruce St	0.47mi	3/1.0	1,352 (+8%)	12mo	$53,100	$39	54
65 Park St	0.44mi	2/2.0 (-1)	1,142 (-8%)	5mo	$99,000	$87	53
119 5th Ave	0.73mi	3/1.0	1,350 (+8%)	1mo	$146,260	$108	52
7 N Mcnab Ave	0.54mi	3/1.0	1,434 (+15%)	11mo	$160,000	$112	40
108 Yale St	0.65mi	4/1.5 (+1)	1,410 (+13%)	2mo	$185,394	$131	40

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: 41.2%
• Equity multiple: 4.15×
• Total profit: $83,669
• Equity at exit: $85,584

10-year hold

• IRR: 35.6%
• Equity multiple: 9.32×
• Total profit: $221,386
• Equity at exit: $184,564

Cash invested: $26,600 (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: 173
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$142 /mo · $1,706/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $501

Break-even live

Break-even rent $861

Max offer price $95,000

Occupancy floor 61%

Sensitivity live

Price	-10% $555	-5% $528	+0% $501	+5% $474	+10% $447
Rent	-10% $383	-5% $442	+0% $501	+5% $560	+10% $619
Rate	-1.0pp $549	-0.5pp $525	base $501	+0.5pp $476	+1.0pp $451

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	3	0.29mi
4 Fruit St Unit 2 Gloversville, NY	2.0	1.0	850	$995	$1.17	45d	1	0.82mi

Listing history 14 events

1. 2025-09-21
   status Pending
2. 2025-09-08
   price $95,000
3. 2025-08-13
   listed $100,000 Active
4. 2017-03-04
   historical
5. 2017-01-03
   listed $54,900 New
6. 2017-01-01
   historical
7. 2016-09-14
   price $54,900
8. 2016-06-22
   listed $59,900 New
9. 2011-07-31
   historical
10. 2010-12-09
    listed $54,900
11. 2008-01-30
    soldstatus $45,580
12. 2008-01-18
    soldstatus $45,580
13. 2007-11-23
    historical
14. 2007-10-15
    listed $47,000

ⓘ 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: $1,706 · $142/mo
• Projected year-2 tax: $1,706 · $142/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 · 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: $17,934
• − Mortgage interest: −$5,321
• − Property taxes: −$1,706
• − Insurance: −$475
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$2,764
• Taxable income: $4,799
• Est. tax owed @ 24.0%: −$1,152
• After-tax cash flow: $4,857/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

+102.1% since first listed

14 events — show timeline

• 2025-09-21 Pending — Global MLS
• 2025-09-08 Price Changed $95,000 Global MLS
• 2025-08-13 Listed $100,000 Global MLS
• 2017-03-04 Listing Removed — Global MLS
• 2017-01-03 Listed $54,900 Global MLS
• 2017-01-01 Listing Removed — Global MLS
• 2016-09-14 Price Changed $54,900 Global MLS
• 2016-06-22 Listed $59,900 Global MLS
• 2011-07-31 Listing Removed — Global MLS
• 2010-12-09 Listed $54,900 Global MLS
• 2008-01-30 Sold (Public Records) $45,580 Public Records
• 2008-01-18 Sold (MLS) $45,580 Global MLS
• 2007-11-23 Listing Removed — Global MLS
• 2007-10-15 Listed $47,000 Global MLS

Property tax history

+6.3%/yr

Latest (2025): $1,706 · +5.4% YoY. Source: county tax records.