12 Hoosac St · Johnstown, NY 12095

$270,000

8 bd · 4.8 ba · 5,502 sqft · MultiFamily public records · 42 Days on market

Built 1930 5,227 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

CALLING ALL INVESTORS! DON'T MISS OUT ON THIS GREAT INCOME OPPORTUNITY!(SECOND PROPERTY COULD BE PURCHASED W/ @ DISCOUNTED PRICE 79-81 E MAIN ST, JOHNSTOWN) $21,180 Gross Income w/potential of $42,000 Gross Income!! 5 Unit "AS IS" EACH UNIT HAS SEPARATE UTILITIES! Long term tenants in three units, two units vacant & ready to rent. Inspections for code are completed & good for another 3 years! Property just needs some cosmetics for bathroom/kitchen & income possibilities are endless. Close proximity to main street. Property is priced to sell, don't miss out book your showing today! LOW TAXES $5,345! TENANTS NEED 24-48HRS NOTICE PRIOR TO SHOWING/COVID DISCLOSURES AND PRE-APPROVAL SENT TO LISTING AGENT PRIOR TO SHOWING. PRE-APPROVED BUYERS TO VIEW ONLY. Listing Agent related to the seller. Good Condition

Key facts

• 4 unit multifamily
• Plenty of parking
• 5th bonus unit

Tags

• 4 UNIT MULTIFAMILY
• 5TH BONUS UNIT
• PLENTY OF PARKING
• IMPROVEMENTS TO KITCHENS
• UPDATED LAMINATE FLOORING

Property features AI

Exterior

• Parking: Paved parking for 6 vehicles
• Utilities: Public water; Public sewer
• Home design: Multi Family property
• Construction: Wood siding; Asphalt roof
• Exterior features: Front porch

Interior

• Bedrooms: Five residential units: three 2-bedroom units and two 1-bedroom units
• Flooring: Laminate flooring
• Bathrooms: Five full bathrooms
• Heating & cooling: Natural gas heating with baseboard, forced air, space heaters, and zoned systems; Ductless cooling and window units
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.2-bath units multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive. Per door: $700/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $270k).
• Recommended offer: $262k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.7% 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 $29k of equity ($2k loan paydown + $27k 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 $76k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $180k; list at $270k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $261,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.11% ✓
• Cap rate: 18.74%
• Cash-on-cash: 44.45%
• DSCR: 2.98
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $148,554
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 N Perry St	0.72mi	7/3.0 (-1)	5,628 (+2%)	21mo	$154,600	$27	33

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: 58.9%
• Equity multiple: 5.30×
• Total profit: $325,372
• Equity at exit: $243,237

10-year hold

• IRR: 52.4%
• Equity multiple: 11.82×
• Total profit: $817,888
• Equity at exit: $524,551

Cash invested: $75,600 (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: 15.8×

Monthly cashflow live

• Estimated rent: $5,694 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$170 /mo · $2,037/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,196
• Net cashflow: $2,800

Break-even live

Break-even rent $2,150

Max offer price $270,000

Occupancy floor 46%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.2	$5,696
Total (4 units)			$5,694

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-09
   status $270,000 Pending 42 DOM
2. 2026-06-08
   days on market $270,000 Active 42 DOM
3. 2026-06-07
   days on market $270,000 Active 41 DOM
4. 2026-06-07
   days on market $270,000 Active 40 DOM
5. 2026-06-04
   days on market $270,000 Active 37 DOM
6. 2026-06-02
   days on market $270,000 Active 36 DOM
7. 2026-06-01
   days on market $270,000 Active 35 DOM
8. 2026-05-31
   days on market $270,000 Active 34 DOM
9. 2026-04-27
   listed $270,000 Active
10. 2025-11-03
    historical
11. 2025-07-22
    status Active
12. 2025-07-17
    status Active
13. 2025-06-20
    historical
14. 2025-06-20
    historical
15. 2025-05-19
    listed $279,000 Active
16. 2021-01-19
    soldstatus $180,000
17. 2020-12-28
    soldstatus $90,000 Closed (Final Sale) 834-char remark

    Show marketing remark (834 chars)

    CALLING ALL INVESTORS! DON'T MISS OUT ON THIS GREAT INCOME OPPORTUNITY!(SECOND PROPERTY COULD BE PURCHASED W/ @ DISCOUNTED PRICE 79-81 E MAIN ST, JOHNSTOWN) $21,180 Gross Income w/potential of $42,000 Gross Income!! 5 Unit "AS IS" EACH UNIT HAS SEPARATE UTILITIES! Long term tenants in three units, two units vacant & ready to rent. Inspections for code are completed & good for another 3 years! Property just needs some cosmetics for bathroom/kitchen & income possibilities are endless. Close proximity to main street. Property is priced to sell, don't miss out book your showing today! LOW TAXES $5,345! TENANTS NEED 24-48HRS NOTICE PRIOR TO SHOWING/COVID DISCLOSURES AND PRE-APPROVAL SENT TO LISTING AGENT PRIOR TO SHOWING. PRE-APPROVED BUYERS TO VIEW ONLY. Listing Agent related to the seller. Good Condition

18. 2020-11-13
    listed $99,900 New 834-char remark

    Show marketing remark (834 chars)

    CALLING ALL INVESTORS! DON'T MISS OUT ON THIS GREAT INCOME OPPORTUNITY!(SECOND PROPERTY COULD BE PURCHASED W/ @ DISCOUNTED PRICE 79-81 E MAIN ST, JOHNSTOWN) $21,180 Gross Income w/potential of $42,000 Gross Income!! 5 Unit "AS IS" EACH UNIT HAS SEPARATE UTILITIES! Long term tenants in three units, two units vacant & ready to rent. Inspections for code are completed & good for another 3 years! Property just needs some cosmetics for bathroom/kitchen & income possibilities are endless. Close proximity to main street. Property is priced to sell, don't miss out book your showing today! LOW TAXES $5,345! TENANTS NEED 24-48HRS NOTICE PRIOR TO SHOWING/COVID DISCLOSURES AND PRE-APPROVAL SENT TO LISTING AGENT PRIOR TO SHOWING. PRE-APPROVED BUYERS TO VIEW ONLY. Listing Agent related to the seller. Good 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: $2,037 · $170/mo
• Projected year-2 tax: $3,300 · $275/mo
• Expected delta: +$1,263/yr (+$105/mo · 62.0%)

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

Taxation est. · year 1

• Rental income: $68,328
• − Mortgage interest: −$15,124
• − Property taxes: −$2,037
• − Insurance: −$1,350
• − Repairs & maintenance: −$5,466
• − Management: −$5,466
• − Depreciation: −$7,855
• Taxable income: $31,030
• Est. tax owed @ 24.0%: −$7,447
• After-tax cash flow: $26,154/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

+170.3% since first listed

10 events — show timeline

• 2026-04-27 Listed $270,000 Global MLS
• 2025-11-03 Listing Removed — Global MLS
• 2025-07-22 Relisted — Global MLS
• 2025-07-17 Relisted — Global MLS
• 2025-06-20 Listing Removed — Global MLS
• 2025-06-20 Listing Removed — Global MLS
• 2025-05-19 Listed $279,000 Global MLS
• 2021-01-19 Sold (Public Records) $180,000 Public Records
• 2020-12-28 Sold (MLS) $90,000 Global MLS
• 2020-11-13 Listed $99,900 Global MLS

Property tax history

+0.0%/yr

Latest (2015): $2,037 · +0.0% YoY. Source: county tax records.