244 W Fulton St · Gloversville, NY 12078

$195,000

5 bd · 1.0 ba · 2,048 sqft · SingleFamily public records · 40 Days on market

Built 1935 6,534 sqft lot $95/sqft · 5% above area Est $186k · 5% over

---

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 +16.0/30.0
• Appreciation +10.0/10.0
• ARV discount +5.2/15.0
• DSCR +5.0/10.0
• Livability +4.1/5.0
• 1% rule +3.3/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Large, well-maintained single-family home featuring 5 bedrooms plus a separate studio apartment, perfect for in-laws, guests, or additional rental income. Recent updates include a new Navien condensing combination boiler and a new hot water tank. The property also offers ample parking, a small fenced backyard, and a convenient location near shopping and transportation.

Key facts

• New hot water tank
• Ample parking
• 6,534 sq ft lot

Tags

• NEW HOT WATER TANK
• AMPLE PARKING
• SMALL FENCED BACKYARD

Property features AI

Exterior

• Parking: 6 parking spaces
• Utilities: Public water; Public sewer; 100 Amp electric service with circuit breakers
• Home design: Single family residence; Vinyl siding exterior; Stone foundation
• Construction: Shingle roof
• Exterior features: Garden; Back yard fence

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Bedroom on the first level; Three bedrooms on the second level; Two bedrooms on the third level
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms (one on the first level, one on the second level)
• Heating & cooling: Hot water heating; Window air conditioning units
• Interior features: 9 rooms total; Full basement; Hardwood flooring
• Laundry & utility: Washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (16.8% below list).
• Recommended offer: $162k (16.8% below list) — sets the bar for 1% rule.

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 Middle School (math 6% / reading 35%, grade F, #664 of 729 statewide, top 91%, 548 students, 70% FRL); 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 (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 34% district-wide (+16 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: 173 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 $21k of equity ($1k loan paydown + $20k 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 $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $195k implies a 423% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $162,183 (16.8% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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: 0.83% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (median comp): $185,587
• List price: $195,000
• Delta: 5.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Highland Ter	0.36mi	4/1.5 (-1)	1,839 (-10%)	8mo	$260,000	$141	53
34 Willow St	0.70mi	4/2.0 (-1)	2,024 (-1%)	20mo	$174,600	$86	40
6 John St	0.54mi	4/1.5 (-1)	2,300 (+12%)	22mo	$135,000	$59	29

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: 25.8%
• Equity multiple: 3.06×
• Total profit: $112,362
• Equity at exit: $175,671

10-year hold

• IRR: 22.7%
• Equity multiple: 6.97×
• Total profit: $325,831
• Equity at exit: $378,842

Cash invested: $54,600 (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 12078

• Home prices YoY: 12.2%
• Active inventory: 173
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$79 /mo · $954/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $98

Break-even live

Break-even rent $1,498

Max offer price $195,000

Occupancy floor 89%

Sensitivity live

Price	-10% $208	-5% $153	+0% $98	+5% $43	+10% $-12
Rent	-10% $-30	-5% $34	+0% $98	+5% $162	+10% $226
Rate	-1.0pp $196	-0.5pp $148	base $98	+0.5pp $47	+1.0pp $-4

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $195,000 Active 40 DOM
2. 2026-06-21
   days on market $195,000 Active 39 DOM
3. 2026-06-18
   days on market $195,000 Active 37 DOM
4. 2026-06-17
   days on market $195,000 Active 36 DOM
5. 2026-06-16
   days on market $195,000 Active 35 DOM
6. 2026-06-15
   days on market $195,000 Active 34 DOM
7. 2026-06-13
   days on market $195,000 Active 32 DOM
8. 2026-06-12
   days on market $195,000 Active 31 DOM
9. 2026-06-09
   days on market $195,000 Active 28 DOM
10. 2026-06-08
    days on market $195,000 Active 27 DOM
11. 2026-06-07
    days on market $195,000 Active 26 DOM
12. 2026-06-07
    days on market $195,000 Active 25 DOM
13. 2026-06-04
    days on market $195,000 Active 22 DOM
14. 2026-06-02
    days on market $195,000 Active 21 DOM
15. 2026-06-01
    days on market $195,000 Active 20 DOM
16. 2026-05-31
    days on market $195,000 Active 19 DOM
17. 2026-05-12
    listed $195,000 Active 371-char remark
18. 1999-01-15
    soldstatus $37,300
19. 1994-09-27
    soldstatus $55,000

ⓘ 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: $954 · $79/mo
• Projected year-2 tax: $2,125 · $177/mo
• Expected delta: +$1,171/yr (+$98/mo · 122.8%)

ⓘ 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 ≥95°F today · 16 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: $19,462
• − Mortgage interest: −$10,923
• − Property taxes: −$954
• − Insurance: −$975
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$5,673
• Taxable loss: −$2,177
• Est. tax savings @ 24.0%: +$522
• After-tax cash flow: $1,697/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

+254.5% since first listed

3 events — show timeline

• 2026-05-12 Listed $195,000 Global MLS
• 1999-01-15 Sold (Public Records) $37,300 Public Records
• 1994-09-27 Sold (Public Records) $55,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $954 · +5.4% YoY. Source: county tax records.