104 Prospect Ave · Gloversville, NY 12078

$159,900

4 bd · 1.5 ba · 1,550 sqft · SingleFamily public records · 144 Days on market

Built 1900 6,098 sqft lot Est $191k · 16% under

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Why this score? — see what drove the B- 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 +20.2/30.0
• ARV discount +14.8/15.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• 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

Great family home with 4 or 5 bedrooms. Open staircase in entry. LR & DR, family room, office room/or BR/ room off kitchen for pantry. Pleasant kitchen with a "Chambera Gas Stove" not used. Four bedrooms and full bath up plus old 1/2 bath. Hardwood floors down. HW Heat, Utica Boiler & HW off furnace. fuse box. 220 wiring in the house. Full insulated attic, full basement. Outside door. Crawl space under waiting room/family room. Share driveway to two car detached garage.. Fair Condition

Key facts

• Working kitchen
• 6,098 sq ft lot
• 2 garage spots

Tags

• WORKING KITCHEN
• LARGE ENCLOSED BACK PORCHES
• FRONT BACK STAIRCASES

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% 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: 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 $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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $32k; list at $160k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.03% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $190,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 East Blvd	0.40mi	4/1.5	1,450 (-6%)	3mo	$220,000	$152	68
108 Yale St	0.40mi	4/1.5	1,410 (-9%)	2mo	$185,394	$131	65
30 Saratoga Blvd	0.47mi	3/1.5 (-1)	1,472 (-5%)	1mo	$200,000	$136	64
143 5th Ave	0.43mi	3/1.0 (-1)	1,623 (+5%)	6mo	$145,000	$89	60
96 6th Ave	0.40mi	3/1.0 (-1)	1,425 (-8%)	2mo	$179,500	$126	59
98 S Kingsboro Ave	0.61mi	3/2.0 (-1)	1,579 (+2%)	7mo	$195,000	$123	56
18 1/2 S Park Dr	0.25mi	3/2.5 (-1)	1,748 (+13%)	5mo	$296,000	$169	54
119 5th Ave	0.36mi	3/1.0 (-1)	1,350 (-13%)	1mo	$146,260	$108	54
77 Helwig St	0.50mi	4/1.5	1,730 (+12%)	7mo	$49,900	$29	51
124 East Blvd	0.48mi	4/2.5	1,354 (-13%)	5mo	$165,000	$122	49
44 W 8th Ave	0.63mi	3/1.5 (-1)	1,408 (-9%)	5mo	$141,000	$100	46
139 5th Ave	0.42mi	3/1.0 (-1)	1,332 (-14%)	5mo	$105,000	$79	46

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: 28.2%
• Equity multiple: 3.23×
• Total profit: $100,026
• Equity at exit: $144,051

10-year hold

• IRR: 24.6%
• Equity multiple: 7.35×
• Total profit: $284,446
• Equity at exit: $310,651

Cash invested: $44,772 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$196 /mo · $2,346/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $203

Break-even live

Break-even rent $1,393

Max offer price $159,900

Occupancy floor 83%

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: $39,975
• Closing costs: $4,797
• 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	43d	3	0.40mi

Listing history 10 events

1. 2026-04-06
   status Pending
2. 2026-03-24
   status Active
3. 2026-03-03
   status Pending
4. 2025-10-23
   listed $159,900 Active
5. 2018-07-05
   soldstatus $32,000
6. 2018-07-02
   soldstatus $32,000 Closed (Final Sale) 508-char remark

   Show marketing remark (508 chars)

   Great family home with 4 or 5 bedrooms. Open staircase in entry. LR & DR, family room, office room/or BR/ room off kitchen for pantry. Pleasant kitchen with a "Chambera Gas Stove" not used. Four bedrooms and full bath up plus old 1/2 bath. Hardwood floors down. HW Heat, Utica Boiler & HW off furnace. fuse box. 220 wiring in the house. Full insulated attic, full basement. Outside door. Crawl space under waiting room/family room. Share driveway to two car detached garage.. Fair Condition

7. 2018-06-06
   status Pend (Under Cntr) 508-char remark

   Show marketing remark (508 chars)

   Great family home with 4 or 5 bedrooms. Open staircase in entry. LR & DR, family room, office room/or BR/ room off kitchen for pantry. Pleasant kitchen with a "Chambera Gas Stove" not used. Four bedrooms and full bath up plus old 1/2 bath. Hardwood floors down. HW Heat, Utica Boiler & HW off furnace. fuse box. 220 wiring in the house. Full insulated attic, full basement. Outside door. Crawl space under waiting room/family room. Share driveway to two car detached garage.. Fair Condition

8. 2018-04-25
   price $40,000 508-char remark

   Show marketing remark (508 chars)

   Great family home with 4 or 5 bedrooms. Open staircase in entry. LR & DR, family room, office room/or BR/ room off kitchen for pantry. Pleasant kitchen with a "Chambera Gas Stove" not used. Four bedrooms and full bath up plus old 1/2 bath. Hardwood floors down. HW Heat, Utica Boiler & HW off furnace. fuse box. 220 wiring in the house. Full insulated attic, full basement. Outside door. Crawl space under waiting room/family room. Share driveway to two car detached garage.. Fair Condition

9. 2018-01-23
   listed $49,000 New 508-char remark

   Show marketing remark (508 chars)

   Great family home with 4 or 5 bedrooms. Open staircase in entry. LR & DR, family room, office room/or BR/ room off kitchen for pantry. Pleasant kitchen with a "Chambera Gas Stove" not used. Four bedrooms and full bath up plus old 1/2 bath. Hardwood floors down. HW Heat, Utica Boiler & HW off furnace. fuse box. 220 wiring in the house. Full insulated attic, full basement. Outside door. Crawl space under waiting room/family room. Share driveway to two car detached garage.. Fair Condition

10. 1997-07-01
    soldstatus $46,500

ⓘ 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: $2,346 · $196/mo
• Projected year-2 tax: $2,524 · $210/mo
• Expected delta: +$178/yr (+$15/mo · 7.6%)

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

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$8,957
• − Property taxes: −$2,346
• − Insurance: −$800
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,652
• Taxable loss: −$122
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $2,463/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

+243.9% since first listed

10 events — show timeline

• 2026-04-06 Pending — Global MLS
• 2026-03-24 Relisted — Global MLS
• 2026-03-03 Pending — Global MLS
• 2025-10-23 Listed $159,900 Global MLS
• 2018-07-05 Sold (Public Records) $32,000 Public Records
• 2018-07-02 Sold (MLS) $32,000 Global MLS
• 2018-06-06 Pending — Global MLS
• 2018-04-25 Price Changed $40,000 Global MLS
• 2018-01-23 Listed $49,000 Global MLS
• 1997-07-01 Sold (Public Records) $46,500 Public Records

Property tax history

+11.5%/yr

Latest (2025): $2,346 · +5.4% YoY. Source: county tax records.