12 Glebe St · Johnstown, NY 12095

$129,900

3 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 18 Days on market

Built 1935 1,306 sqft lot Est $153k · 15% 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 +25.2/30.0
• ARV discount +14.4/15.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +6.2/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Walk to downtown and enjoy all the amenities of the city, Large Living room with Dining area, Working Kitchen, Side Laundry room that leads to basement, upstairs has 3 BR's and Full Bath, Large Attic area, Updates include, new Flooring, newer shingles on roof, Newer PEX plumbing, New Paint Throughout, 2 Entries and Exit Points, Side Enc Entry/Porch. Walk to Schools and Knox Field, so centrally located, beautiful Johnstown Main Street, Home heats with Forced Hot Air Furnace, 100 Amp Elec w/ CB, so much here, Owner Motivated, Side lot on 103 Hoosac St being offered with this house for Great Backyard living with large shade tree and extra Parking as well, Large long lot, needs some finishing w

Key facts

• Newer shingles
• Large attic area
• Working kitchen

Tags

• LARGE LIVING ROOM
• WORKING KITCHEN
• SIDE LAUNDRY ROOM
• LARGE ATTIC AREA
• NEW FLOORING
• NEWER SHINGLES

Property features AI

Exterior

• Parking: Three parking spaces; Off-street parking via driveway
• Utilities: 100 Amp electric service with circuit breakers; Public water; Public sewer
• Home design: Single-family residence; Living area approximately 1,096
• Construction: Wood siding; Stone foundation; Asphalt roof; Built with wood siding construction
• Exterior features: Paved driveway

Interior

• Kitchen: Microwave; Oven; Refrigerator
• Bedrooms: Three bedrooms on the second level
• Bathrooms: One full bathroom (located on the second level)
• Heating & cooling: Forced air heating
• Interior features: Partial basement; Six total rooms
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 $14k of equity ($898 loan paydown + $13k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — 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. 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?
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: 1.12% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.66%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $153,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Fon Clair St	0.14mi	2/1.0 (-1)	1,104 (+1%)	5mo	$160,000	$145	83
5 W Green St	0.23mi	2/1.5 (-1)	1,134 (+4%)	8mo	$65,000	$57	70
216 N Chase St	0.40mi	3/1.0	1,170 (+7%)	4mo	$165,000	$141	67
207 Fon Clair St	0.21mi	3/1.0	965 (-12%)	9mo	$28,000	$29	63
17 Wells St	0.62mi	3/1.5	1,053 (-4%)	2mo	$89,000	$85	61
2 Parkwood Ave	0.62mi	3/1.0	1,144 (+4%)	7mo	$170,000	$149	58
49 Briggs St	0.61mi	3/1.0	1,141 (+4%)	10mo	$160,000	$140	56
605 S Perry St	0.60mi	2/1.0 (-1)	1,136 (+4%)	9mo	$135,000	$119	54
6 Worden St	0.64mi	3/1.0	1,168 (+7%)	8mo	$200,620	$172	52
411 N Market St	0.54mi	3/1.5	1,200 (+10%)	8mo	$110,000	$92	51
9 Water St	0.48mi	2/1.0 (-1)	1,222 (+12%)	10mo	$140,000	$115	45
601 S Perry St	0.58mi	2/1.0 (-1)	936 (-15%)	1mo	$160,000	$171	43

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: 31.3%
• Equity multiple: 3.46×
• Total profit: $89,399
• Equity at exit: $117,024

10-year hold

• IRR: 27.1%
• Equity multiple: 7.83×
• Total profit: $248,597
• Equity at exit: $252,367

Cash invested: $36,372 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $293

Break-even live

Break-even rent $1,090

Max offer price $129,900

Occupancy floor 75%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $129,900 Active 18 DOM
2. 2026-06-17
   days on market $129,900 Active 17 DOM
3. 2026-06-16
   days on market $129,900 Active 16 DOM
4. 2026-06-15
   days on market $129,900 Active 15 DOM
5. 2026-06-13
   days on market $129,900 Active 13 DOM
6. 2026-06-12
   days on market $129,900 Active 12 DOM
7. 2026-06-09
   days on market $129,900 Active 9 DOM
8. 2026-06-08
   days on market $129,900 Active 8 DOM
9. 2026-06-07
   days on market $129,900 Active 7 DOM
10. 2026-06-07
    days on market $129,900 Active 6 DOM
11. 2026-06-04
    days on market $129,900 Active 3 DOM
12. 2026-06-02
    days on market $129,900 Active 2 DOM
13. 2026-05-31
    remarks 699-char remark
14. 2026-05-31
    listed $129,900 Active 1 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: $1,514 · $126/mo
• Projected year-2 tax: $1,855 · $155/mo
• Expected delta: +$341/yr (+$28/mo · 22.5%)

ⓘ 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: $17,534
• − Mortgage interest: −$7,276
• − Property taxes: −$1,514
• − Insurance: −$650
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$3,779
• Taxable income: $1,510
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $3,152/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

+209.3% since first listed

3 events — show timeline

• 2026-05-30 Listed $129,900 Global MLS
• 2013-10-21 Listing Removed — Global MLS
• 2013-02-21 Listed $42,000 Global MLS

Property tax history

+9.8%/yr

Latest (2025): $1,514 · +5.8% YoY. Source: county tax records.