37 E 8th Ave · Gloversville, NY 12078

$189,000

3 bd · 1.5 ba · 1,928 sqft · SingleFamily public records · 4 Days on market

Built 1840 7,840 sqft lot Est $187k · at est.

---

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 +13.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.0/15.0
• DSCR +4.1/10.0
• 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

Listing remarks MLS

This is a great house with a cozy family room w/ a wood burning fireplace that could be a downstairs bedroom. Cozy up in the spacious living room or enjoy the retro eat in kitchen.New built in microwave over stoveUpsatirs boasts 4 bedrooms. Unfinished space upstairs.Common right of way driveway. Sellers have used left side of garage.Sellers & neighbor to rt are working on common ownership of garage. Left side of gar. will go w/ house sale. Rt. side will belong to neighbor Walkout from family rm. to patio. Excellent Condition

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1840

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Off-street paved driveway with room for 4 total vehicles
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Single family residence; Vinyl siding construction; Asphalt roof
• Construction: Vinyl siding exterior; Asphalt roof
• Exterior features: Rear porch; Paved driveway; Landscaped, level lot with road frontage

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: Four bedrooms on the second floor
• Flooring: Tile; Vinyl; Carpet
• Bathrooms: One full bathroom on the second floor; One half bathroom on the first floor
• Heating & cooling: Electric and natural gas heating
• Interior features: Open family room with a fireplace; 8 total rooms; Partial basement
• Laundry & utility: Washer; Dryer; Upper-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $14 ($172/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 (12.7% below list).
• Recommended offer: $165k (12.7% 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: 172 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 $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k 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.
• 2 sale attempts since 11y 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 $24k; list at $189k implies a 671% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1840 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000 (12.7% below list)

Questions for the listing agent

1. Built in 1840 — 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: 0.87% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $187,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
380 N Main St	0.21mi	3/1.5	2,087 (+8%)	3mo	$205,000	$98	74
77 Helwig St	0.07mi	4/1.5 (+1)	1,730 (-10%)	7mo	$49,900	$29	69
99 Second Ave	0.40mi	4/1.5 (+1)	1,904 (-1%)	8mo	$94,000	$49	68
123 Second Ave	0.43mi	3/1.5	2,016 (+5%)	6mo	$247,000	$123	67
14 Alexander St	0.14mi	3/1.0	1,702 (-12%)	8mo	$155,000	$91	66
103 3rd Ave	0.34mi	3/1.5	1,768 (-8%)	8mo	$90,000	$51	63
18 1/2 S Park Dr	0.42mi	3/2.5	1,748 (-9%)	5mo	$296,000	$169	57
12 Chestnut St	0.66mi	3/1.5	2,026 (+5%)	9mo	$70,500	$35	53
49 North Blvd	0.36mi	3/1.5	1,653 (-14%)	9mo	$159,900	$97	52
244 Kingsboro Ave	0.38mi	4/2.5 (+1)	1,732 (-10%)	8mo	$140,000	$81	49
62 East Blvd	0.62mi	3/1.5	2,170 (+13%)	2mo	$229,500	$106	49
107 Oakland Ave	0.72mi	3/2.5	2,090 (+8%)	2mo	$220,000	$105	47

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: 24.5%
• Equity multiple: 2.96×
• Total profit: $103,860
• Equity at exit: $170,266

10-year hold

• IRR: 21.7%
• Equity multiple: 6.77×
• Total profit: $305,163
• Equity at exit: $367,185

Cash invested: $52,920 (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: 172
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$219 /mo · $2,632/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $14

Break-even live

Break-even rent $1,632

Max offer price $189,000

Occupancy floor 94%

Sensitivity live

Price	-10% $121	-5% $68	+0% $14	+5% $-39	+10% $-93
Rent	-10% $-116	-5% $-51	+0% $14	+5% $79	+10% $145
Rate	-1.0pp $109	-0.5pp $62	base $14	+0.5pp $-35	+1.0pp $-84

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: $47,250
• Closing costs: $5,670
• 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	0.68mi

Listing history 9 events

1. 2026-05-13
   status Pending
2. 2026-05-09
   listed $189,000 Active
3. 2021-08-13
   soldstatus $24,500
4. 2016-12-22
   soldstatus $49,200
5. 2016-12-15
   soldstatus $49,200 Closed (Final Sale) 536-char remark

   Show marketing remark (536 chars)

   This is a great house with a cozy family room w/ a wood burning fireplace that could be a downstairs bedroom. Cozy up in the spacious living room or enjoy the retro eat in kitchen.New built in microwave over stoveUpsatirs boasts 4 bedrooms. Unfinished space upstairs.Common right of way driveway. Sellers have used left side of garage.Sellers & neighbor to rt are working on common ownership of garage. Left side of gar. will go w/ house sale. Rt. side will belong to neighbor Walkout from family rm. to patio. Excellent Condition

6. 2016-10-28
   status Pend (Under Cntr) 536-char remark

   Show marketing remark (536 chars)

   This is a great house with a cozy family room w/ a wood burning fireplace that could be a downstairs bedroom. Cozy up in the spacious living room or enjoy the retro eat in kitchen.New built in microwave over stoveUpsatirs boasts 4 bedrooms. Unfinished space upstairs.Common right of way driveway. Sellers have used left side of garage.Sellers & neighbor to rt are working on common ownership of garage. Left side of gar. will go w/ house sale. Rt. side will belong to neighbor Walkout from family rm. to patio. Excellent Condition

7. 2016-08-01
   price $54,900 536-char remark

   Show marketing remark (536 chars)

   This is a great house with a cozy family room w/ a wood burning fireplace that could be a downstairs bedroom. Cozy up in the spacious living room or enjoy the retro eat in kitchen.New built in microwave over stoveUpsatirs boasts 4 bedrooms. Unfinished space upstairs.Common right of way driveway. Sellers have used left side of garage.Sellers & neighbor to rt are working on common ownership of garage. Left side of gar. will go w/ house sale. Rt. side will belong to neighbor Walkout from family rm. to patio. Excellent Condition

8. 2016-06-20
   price $59,900 536-char remark

   Show marketing remark (536 chars)

   This is a great house with a cozy family room w/ a wood burning fireplace that could be a downstairs bedroom. Cozy up in the spacious living room or enjoy the retro eat in kitchen.New built in microwave over stoveUpsatirs boasts 4 bedrooms. Unfinished space upstairs.Common right of way driveway. Sellers have used left side of garage.Sellers & neighbor to rt are working on common ownership of garage. Left side of gar. will go w/ house sale. Rt. side will belong to neighbor Walkout from family rm. to patio. Excellent Condition

9. 2015-12-12
   listed $77,900 Active 536-char remark

   Show marketing remark (536 chars)

   This is a great house with a cozy family room w/ a wood burning fireplace that could be a downstairs bedroom. Cozy up in the spacious living room or enjoy the retro eat in kitchen.New built in microwave over stoveUpsatirs boasts 4 bedrooms. Unfinished space upstairs.Common right of way driveway. Sellers have used left side of garage.Sellers & neighbor to rt are working on common ownership of garage. Left side of gar. will go w/ house sale. Rt. side will belong to neighbor Walkout from family rm. to patio. Excellent Condition

ⓘ 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: $2,632 · $219/mo
• Projected year-2 tax: $2,913 · $243/mo
• Expected delta: +$281/yr (+$23/mo · 10.7%)

ⓘ 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: −$10,587
• − Property taxes: −$2,632
• − Insurance: −$945
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$5,498
• Taxable loss: −$3,030
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $899/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

+142.6% since first listed

9 events — show timeline

• 2026-05-13 Pending — Global MLS
• 2026-05-09 Listed $189,000 Global MLS
• 2021-08-13 Sold (Public Records) $24,500 Public Records
• 2016-12-22 Sold (Public Records) $49,200 Public Records
• 2016-12-15 Sold (MLS) $49,200 Global MLS
• 2016-10-28 Pending — Global MLS
• 2016-08-01 Price Changed $54,900 Global MLS
• 2016-06-20 Price Changed $59,900 Global MLS
• 2015-12-12 Listed $77,900 Global MLS

Property tax history

+23.2%/yr

Latest (2025): $2,632 · +5.4% YoY. Source: county tax records.