15 Wilson St · Gloversville, NY 12078

$45,900

1 bd · 1.0 ba · 791 sqft · SingleFamily public records · 35 Days on market

Built 1910 6,534 sqft lot $58/sqft · 61% below area

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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 +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LOTS OF POTENTIAL FOR THE RIGHT PERSON. USE CAUTION WHEN VIEWING THIS PROPERTY.

Key facts

• Updated heating
• Newer windows
• 5 yr old roof

Tags

• VINYL SIDING
• NEWER WINDOWS
• 5 YR OLD ROOF
• UPDATED HEATING
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Driveway parking for 2 vehicles
• Utilities: Public water; Public sewer; Electric with circuit breakers (other)
• Home design: Single family residence; Fixer condition
• Construction: Vinyl siding; Asphalt roof; Other foundation
• Exterior features: Porch; Level lot

Interior

• Kitchen: Kitchen on the first level; Includes appliances (unspecified/other)
• Bedrooms: One bedroom on the first level; One bedroom on the second level
• Flooring: Wood flooring
• Bathrooms: One full bathroom (located on the second level)
• Heating & cooling: Forced air heating; Has heating
• Interior features: Five total rooms; Basement with Bilco doors and exterior entry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $46k).
• Recommended offer: $45k (3.0% below list) — sets the bar for market timing.

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: 165 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 $5k of equity ($317 loan paydown + $5k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, 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 35 days — a 3% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $16k; list at $46k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,523 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1910 — 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. 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?
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: 2.17% ✓
• Cap rate: 19.00%
• Cash-on-cash: 45.37%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

• ARV (median comp): $118,110
• List price: $45,900
• Delta: -61.14%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Wooster St	0.56mi	2/1.0 (+1)	708 (-10%)	6mo	$89,000	$126	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: 59.7%
• Equity multiple: 5.35×
• Total profit: $55,950
• Equity at exit: $41,350

10-year hold

• IRR: 53.2%
• Equity multiple: 11.93×
• Total profit: $140,436
• Equity at exit: $89,174

Cash invested: $12,852 (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: 165
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$241
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $486

Break-even live

Break-even rent $380

Max offer price $45,900

Occupancy floor 46%

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: $11,475
• Closing costs: $1,377
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Fruit St Unit 2 Gloversville, NY	2.0	1.0	850	$995	$1.17	43d	1	0.25mi
130 Spring St Gloversville, NY	1.0	1.0	950	$995	$1.05	43d	1	0.43mi

Listing history 19 events

1. 2026-06-18
   days on market $45,900 Active 35 DOM
2. 2026-06-17
   days on market $45,900 Active 34 DOM
3. 2026-06-16
   days on market $45,900 Active 33 DOM
4. 2026-06-15
   days on market $45,900 Active 32 DOM
5. 2026-06-13
   days on market $45,900 Active 30 DOM
6. 2026-06-12
   days on market $45,900 Active 29 DOM
7. 2026-06-09
   days on market $45,900 Active 26 DOM
8. 2026-06-08
   days on market $45,900 Active 25 DOM
9. 2026-06-07
   days on market $45,900 Active 24 DOM
10. 2026-06-07
    days on market $45,900 Active 23 DOM
11. 2026-06-04
    days on market $45,900 Active 20 DOM
12. 2026-06-02
    days on market $45,900 Active 19 DOM
13. 2026-06-01
    days on market $45,900 Active 18 DOM
14. 2026-05-31
    days on market $45,900 Active 17 DOM
15. 2026-05-13
    listed $45,900 Active 423-char remark
16. 2022-01-07
    soldstatus $16,500
17. 2021-12-18
    soldstatus $16,500 Closed 79-char remark

    Show marketing remark (79 chars)

    LOTS OF POTENTIAL FOR THE RIGHT PERSON. USE CAUTION WHEN VIEWING THIS PROPERTY.

18. 2021-12-14
    historical Contingent 79-char remark

    Show marketing remark (79 chars)

    LOTS OF POTENTIAL FOR THE RIGHT PERSON. USE CAUTION WHEN VIEWING THIS PROPERTY.

19. 2021-09-13
    listed $20,000 New 79-char remark

    Show marketing remark (79 chars)

    LOTS OF POTENTIAL FOR THE RIGHT PERSON. USE CAUTION WHEN VIEWING THIS PROPERTY.

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $630 · $52/mo
• Expected delta: +$146/yr (+$12/mo · 30.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,940
• − Mortgage interest: −$2,571
• − Property taxes: −$484
• − Insurance: −$230
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$1,335
• Taxable income: $5,410
• Est. tax owed @ 24.0%: −$1,298
• After-tax cash flow: $4,532/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

+129.5% since first listed

5 events — show timeline

• 2026-05-13 Listed $45,900 Global MLS
• 2022-01-07 Sold (Public Records) $16,500 Public Records
• 2021-12-18 Sold (MLS) $16,500 Global MLS
• 2021-12-14 Contingent — Global MLS
• 2021-09-13 Listed $20,000 Global MLS

Property tax history

-8.3%/yr

Latest (2025): $484 · +5.4% YoY. Source: county tax records.