7 Baker St · Johnstown, NY 12095

$105,000

2 bd · 1.0 ba · 1,178 sqft · SingleFamily public records · 59 Days on market

Built 1900 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 +14.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +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! Cash only

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

Property features AI

Exterior

• Parking: Two off-street parking spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Under construction
• Construction: Vinyl siding; Stone 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 rooms; Unfinished basement
• Laundry & utility: Main level laundry

🏗️ New construction. The $105,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $166,098.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $35 ($425/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.0% 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.
• Market conditions: 82 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 $18k of equity ($1k loan paydown + $17k 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 $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $105k implies a 141% 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1900 — 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. 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?
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: 0.84% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $166,098
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 N Market St	0.07mi	2/1.0	1,288 (+9%)	6mo	$94,600	$73	76
2 Parkwood Ave	0.20mi	3/1.0 (+1)	1,144 (-3%)	7mo	$170,000	$149	75
9 Water St	0.23mi	2/1.0	1,222 (+4%)	10mo	$140,000	$115	75
411 N Market St	0.20mi	3/1.5 (+1)	1,200 (+2%)	8mo	$110,000	$92	74
203 E Decker St	0.33mi	2/1.5	1,138 (-3%)	8mo	$214,000	$188	70
216 N Chase St	0.51mi	3/1.0 (+1)	1,170 (-1%)	4mo	$165,000	$141	67
23 Briggs St	0.18mi	3/1.0 (+1)	1,300 (+10%)	6mo	$152,000	$117	65
5 W Green St	0.51mi	2/1.5	1,134 (-4%)	8mo	$65,000	$57	61
19 O'neil Ave	0.49mi	3/1.0 (+1)	1,248 (+6%)	6mo	$180,000	$144	57
9 Grove St	0.15mi	3/1.5 (+1)	1,344 (+14%)	8mo	$256,701	$191	56
9 Fon Clair St	0.71mi	2/1.0	1,104 (-6%)	5mo	$160,000	$145	52
17 Wells St	0.60mi	3/1.5 (+1)	1,053 (-11%)	2mo	$89,000	$85	45

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: 24.9%
• Equity multiple: 2.99×
• Total profit: $92,689
• Equity at exit: $149,634

10-year hold

• IRR: 22.0%
• Equity multiple: 6.83×
• Total profit: $271,131
• Equity at exit: $322,692

Cash invested: $46,507 (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 12095

• Home prices YoY: 3.8%
• Active inventory: 82
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$871
• Tax from tax record: −$131 /mo · $1,577/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $35

Break-even live

Break-even rent $1,357

Max offer price $166,098

Occupancy floor 92%

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: $41,524
• Closing costs: $4,983
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $105,000 Active 59 DOM
2. 2026-06-17
   days on market $105,000 Active 58 DOM
3. 2026-06-16
   days on market $105,000 Active 57 DOM
4. 2026-06-16
   price $105,000 Active 56 DOM
5. 2026-06-15
   days on market $110,000 Active 56 DOM
6. 2026-06-13
   days on market $110,000 Active 54 DOM
7. 2026-06-12
   days on market $110,000 Active 53 DOM
8. 2026-06-09
   days on market $110,000 Active 50 DOM
9. 2026-06-08
   days on market $110,000 Active 49 DOM
10. 2026-06-07
    days on market $110,000 Active 48 DOM
11. 2026-06-07
    days on market $110,000 Active 47 DOM
12. 2026-06-04
    pricedays on market $110,000 Active 44 DOM
13. 2026-06-02
    days on market $119,000 Active 43 DOM
14. 2026-06-01
    days on market $119,000 Active 42 DOM
15. 2026-05-31
    days on market $119,000 Active 41 DOM
16. 2026-04-20
    listed $120,000 Active
17. 2025-09-25
    price $69,400
18. 2025-06-12
    listed $69,900 Active
19. 2024-12-13
    soldstatus $43,500
20. 2024-12-05
    soldstatus $43,500 Closed 359-char remark

    Show marketing remark (359 chars)

    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! Cash only

21. 2024-10-23
    status Pending 359-char remark

    Show marketing remark (359 chars)

    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! Cash only

22. 2024-07-03
    historical Contingent 359-char remark

    Show marketing remark (359 chars)

    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! Cash only

23. 2024-06-20
    status Active 359-char remark

    Show marketing remark (359 chars)

    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! Cash only

24. 2024-05-01
    historical Contingent 359-char remark

    Show marketing remark (359 chars)

    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! Cash only

25. 2024-03-05
    listed $49,900 Active 359-char remark

    Show marketing remark (359 chars)

    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! Cash only

26. 2008-11-14
    soldstatus $30,000

ⓘ 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: $1,577 · $131/mo
• Projected year-2 tax: $1,676 · $140/mo
• Expected delta: +$99/yr (+$8/mo · 6.3%)

ⓘ 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 3/10 Moderate
• 🌡 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: $16,816
• − Mortgage interest: −$9,304
• − Property taxes: −$1,577
• − Insurance: −$830
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$4,832
• Taxable loss: −$2,418
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $1,005/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: 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

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
• Population (ZIP): 12,013

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 (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%

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

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

+300.0% since first listed

11 events — show timeline

• 2026-04-20 Listed $120,000 Global MLS
• 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.