7 Baker St · Johnstown, NY 12095

$100,000

2 bd · 1.0 ba · 1,178 sqft · SingleFamily public records · 122 Days on market

Built 1900 Good condition 4,356 sqft 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 +20.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.8/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Situated on a quite dead-end street, this charming 3BR, 1BA house is the perfect starter home. Enjoy modern comforts with central air, a spacious living room, den, dining area, and a kitchen. Enjoy walking and biking activities on the adjacent rail trail. Conveniently close to shopping. Don't miss this opportunity to call this charming home yours!

Key facts

• Central air
• Spacious living room
• 4,356 sq ft lot

Tags

• QUIET DEAD-END STREET
• SPACIOUS LIVING ROOM
• CENTRAL AIR
• EASY ACCESS TO RAIL TRAIL
• CLOSE TO LOCAL SHOPPING

🏗️ New construction. The $100,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $157,423.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.8% in Johnstown — 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 78/100 on livability (#168 in NY, #2,603 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime D-, amenities D-.
• Johnstown City School District (town): math 35% / reading 47% proficiency, ranked #509 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Johnstown Junior-Senior High School (math 45% / reading 49%, grade D-, #1,007 of 1,100 statewide, top 93%, 675 students, 51% FRL) — zoned schools average 51% FRL vs 34% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 144 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 $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 $44k 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 122 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $100k implies a 130% 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.98% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (median comp): $157,423
• List price: $100,000
• Delta: -36.48%
• 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
11 Court St	0.18mi	2/1.5	1,120 (-5%)	0mo	$164,000	$146	81
528 1/2 N Market St	0.10mi	3/1.0 (+1)	1,088 (-8%)	0mo	$133,900	$123	77
519 N Market St	0.07mi	2/1.0	1,288 (+9%)	9mo	$94,600	$73	73
2 Parkwood Ave	0.20mi	3/1.0 (+1)	1,144 (-3%)	10mo	$170,000	$149	73
411 N Market St	0.20mi	3/1.5 (+1)	1,200 (+2%)	11mo	$110,000	$92	72
2 E Decker St	0.25mi	2/1.5	1,268 (+8%)	3mo	$188,000	$148	71
216 N Chase St	0.51mi	3/1.0 (+1)	1,170 (-1%)	7mo	$165,000	$141	65
23 Briggs St	0.18mi	3/1.0 (+1)	1,300 (+10%)	9mo	$152,000	$117	62
151 Pleasant Ave	0.27mi	3/1.0 (+1)	1,341 (+14%)	1mo	$359,900	$268	58
19 O'neil Ave	0.49mi	3/1.0 (+1)	1,248 (+6%)	9mo	$180,000	$144	54
9 Fon Clair St	0.71mi	2/1.0	1,104 (-6%)	8mo	$160,000	$145	50
17 Wells St	0.60mi	3/1.5 (+1)	1,053 (-11%)	6mo	$89,000	$85	42

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: 28.1%
• Equity multiple: 3.23×
• Total profit: $98,162
• Equity at exit: $141,819

10-year hold

• IRR: 24.5%
• Equity multiple: 7.34×
• Total profit: $279,253
• Equity at exit: $305,838

Cash invested: $44,078 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 10 under contract
• Months of supply: 5.4 mo (19%/mo absorbed)
• Median asking: $139,500 ($104/sqft)
• Median days on market: 59 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +28.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 12095

• Home prices YoY: 3.8%
• Active inventory: 144
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,542 medium
• Mortgage (P&I): −$826
• Tax from tax record: −$131 /mo · $1,577/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $195

Break-even live

Break-even rent $1,294

Max offer price $157,423

Occupancy floor 82%

Sensitivity live

Price	-10% $284	-5% $240	+0% $195	+5% $151	+10% $106
Rent	-10% $74	-5% $134	+0% $195	+5% $256	+10% $317
Rate	-1.0pp $275	-0.5pp $235	base $195	+0.5pp $155	+1.0pp $113

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: $39,356
• Closing costs: $4,723
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 S William St Johnstown, NY	2.0	1.0	1000	$1,500	$1.50	2d	1	1.02mi
409 S Melcher St Unit 4 Johnstown, NY	2.0	1.0	1500	$1,595	$1.06	2d	1	1.21mi

Property features AI

Exterior

• Parking: Two off-street parking spaces
• Utilities: Public waterPublic sewer
• Home design: Single family residenceUnder construction
• Construction: Vinyl sidingStone foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Range
• Bedrooms: Three bedrooms on the second level
• Flooring: Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Eight total roomsUnfinished basement
• Laundry & utility: Main level laundry

Listing history 50 events

1. 2026-08-20
   days on market $100,000 Active 122 DOM
2. 2026-08-19
   days on market $100,000 Active 121 DOM
3. 2026-08-18
   days on market $100,000 Active 120 DOM
4. 2026-08-17
   days on market $100,000 Active 119 DOM
5. 2026-08-16
   days on market $100,000 Active 118 DOM
6. 2026-08-15
   days on market $100,000 Active 117 DOM
7. 2026-08-14
   days on market $100,000 Active 116 DOM
8. 2026-08-13
   days on market $100,000 Active 115 DOM
9. 2026-08-12
   days on market $100,000 Active 114 DOM
10. 2026-08-11
    days on market $100,000 Active 113 DOM
11. 2026-08-10
    days on market $100,000 Active 112 DOM
12. 2026-08-09
    days on market $100,000 Active 111 DOM
13. 2026-08-08
    days on market $100,000 Active 110 DOM
14. 2026-08-07
    days on market $100,000 Active 109 DOM
15. 2026-08-06
    days on market $100,000 Active 108 DOM
16. 2026-08-05
    days on market $100,000 Active 107 DOM
17. 2026-08-04
    days on market $100,000 Active 106 DOM
18. 2026-08-03
    days on market $100,000 Active 105 DOM
19. 2026-07-31
    days on market $100,000 Active 102 DOM
20. 2026-07-29
    days on market $100,000 Active 100 DOM
21. 2026-07-27
    days on market $100,000 Active 98 DOM
22. 2026-07-25
    days on market $100,000 Active 96 DOM
23. 2026-07-24
    days on market $100,000 Active 95 DOM
24. 2026-07-23
    days on market $100,000 Active 94 DOM
25. 2026-07-22
    days on market $100,000 Active 93 DOM
26. 2026-07-21
    days on market $100,000 Active 92 DOM
27. 2026-07-20
    days on market $100,000 Active 91 DOM
28. 2026-07-18
    days on market $100,000 Active 89 DOM
29. 2026-07-16
    days on market $100,000 Active 87 DOM
30. 2026-07-15
    days on market $100,000 Active 86 DOM
31. 2026-07-14
    days on market $100,000 Active 85 DOM
32. 2026-07-13
    days on market $100,000 Active 84 DOM
33. 2026-07-12
    days on market $100,000 Active 83 DOM
34. 2026-07-12
    days on market $100,000 Active 82 DOM
35. 2026-07-11
    price $100,000 Active 81 DOM
36. 2026-07-10
    days on market $105,000 Active 81 DOM
37. 2026-07-09
    days on market $105,000 Active 80 DOM
38. 2026-07-07
    days on market $105,000 Active 78 DOM
39. 2026-07-06
    days on market $105,000 Active 77 DOM
40. 2026-07-05
    days on market $105,000 Active 76 DOM
41. 2026-07-05
    days on market $105,000 Active 75 DOM
42. 2026-07-03
    days on market $105,000 Active 74 DOM
43. 2026-07-02
    days on market $105,000 Active 73 DOM
44. 2026-07-01
    days on market $105,000 Active 72 DOM
45. 2026-06-30
    days on market $105,000 Active 71 DOM
46. 2026-06-29
    days on market $105,000 Active 70 DOM
47. 2026-06-28
    days on market $105,000 Active 69 DOM
48. 2026-06-27
    days on market $105,000 Active 68 DOM
49. 2026-06-26
    days on market $105,000 Active 67 DOM
50. 2026-06-22
    days on market $105,000 Active 63 DOM

ⓘ 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: $1,577 · $131/mo
• Projected year-2 tax: $1,633 · $136/mo
• Expected delta: +$57/yr (+$5/mo · 3.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 17 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: $18,500
• − Mortgage interest: −$8,818
• − Property taxes: −$1,577
• − Insurance: −$787
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$4,580
• Taxable loss: −$222
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $2,398/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $5,890–$17,670 screening

This 3-bedroom, 1-bathroom home is in good condition with recent updates, making it a solid investment opportunity.

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof) — rooftop appears damaged and missing shingles
• Major Windows (windows) — windows appear old and possibly not sealed
• Major Electrical (electrical) — electrical panel appears old and possibly not up to code
• Major Plumbing (plumbing) — plumbing fixtures appear old and possibly not up to code
• Major Exterior (exterior) — exterior siding appears old and possibly not up to code
• Major Other — other systems appear old and possibly not up to code

Value-add opportunities

• Resale paint exterior — enhances curb appeal and home's overall appearance ↑
• Both landscaping — improves curb appeal and adds value ↑
• Both replace awning — replaces worn awning and improves functionality ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Pleasant Avenue School High Johnstown Junior-Senior High School D- NY #1,007/1,100 Nat'l #6,330/17,239

Schools (NCES district)

• District: Johnstown City School District
• NCES district ID: 3615980
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 47% ▲ 4.00%
• Median HH income: $45,999
• Composite: 34.89/100
• National rank: #5082
• State rank: #509 of 590 in NY

B Composite livability gradescore 78/100

Livability — Johnstown

• Score: 78/100
• State rank: #168
• US rank: #2603

Category grades

Amenities D- Commute B Cost of living A Crime D- Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnstown, NY
• County: Fulton · 51,132 people
• Population (ZIP): 12,013
• Household income: $69,864
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 7% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 4% Black 2%
• Common ancestry: Iranian 6% Romanian 5% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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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: ▲ 10.82%
• Current HPI: 297.365
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Exterior

• Parking: Two off-street parking spaces
• Utilities: Public waterPublic sewer
• Home design: Single family residenceUnder construction
• Construction: Vinyl sidingStone foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Range
• Bedrooms: Three bedrooms on the second level
• Flooring: Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Eight total roomsUnfinished basement
• Laundry & utility: Main level laundry

Price history

+250.0% since first listed

16 events — show timeline

• 2026-06-15 Price Changed $105,000 Global MLS
• 2026-06-03 Price Changed $110,000 Global MLS
• 2026-05-29 Price Changed $119,000 Global MLS
• 2026-05-26 Listing Removed — CNYIS
• 2026-04-20 Listed $120,000 Global MLS
• 2025-12-03 Listing Removed — CNYIS
• 2025-09-25 Price Changed $69,400 CNYIS
• 2025-06-12 Listed $69,900 CNYIS
• 2024-12-13 Sold (Public Records) $43,500 Public Records
• 2024-12-05 Sold (MLS) $43,500 Global MLS
• 2024-10-23 Pending — Global MLS
• 2024-07-03 Contingent — Global MLS
• 2024-06-20 Relisted — Global MLS
• 2024-05-01 Contingent — Global MLS
• 2024-03-05 Listed $49,900 Global MLS
• 2008-11-14 Sold (Public Records) $30,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,577 · +5.8% YoY. Source: county tax records.