6 Eagle St · Gloversville, NY 12078

$121,000

3 bd · 1.0 ba · 2,032 sqft · SingleFamily public records · 246 Days on market

Built 1929 1,976 sqft lot $60/sqft · 6% below area Est $128k · 6% under

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Why this score? — see what drove the A- 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
• ARV discount +10.1/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• 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

Discover ideal comfort in this remarkably renovated, two-story residence. It boasts a blend of preserved charm and refined updates, presenting an elegant, yet welcoming ambience. Featuring numerous tasteful enhancements and improvements, it exudes a carefully curated balance of style and functionality, ensuring an enjoyable living experience. It's situated close to both the bustling major shopping district and charming main streets of Gloversville. Don't miss this opportunity.

Key facts

• Renovated residence
• 1,976 sq ft lot
• 2 parking spots

Tags

• RENOVATED RESIDENCE
• MAJOR SHOPPING DISTRICT
• CHARMING MAIN STREETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $121k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $121k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 8.7% in Gloversville — 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 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: schools D, 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.
• Market conditions: 165 active listings in the ZIP; 1 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 $13k of equity ($837 loan paydown + $12k 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $121k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.36% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.24%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (median comp): $128,375
• List price: $121,000
• Delta: -5.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Wells St	0.45mi	3/1.5	2,056 (+1%)	2mo	$190,800	$93	73
57 Park St	0.09mi	4/2.0 (+1)	2,100 (+3%)	11mo	$169,900	$81	72
16 Steele Ave	0.05mi	3/2.0	1,829 (-10%)	9mo	$92,200	$50	69
21 Maple St	0.16mi	4/2.0 (+1)	2,012 (-1%)	18mo	$120,000	$60	67
12 Chestnut St	0.53mi	3/1.5	2,026 (-0%)	9mo	$70,500	$35	65
7 Edgewood Dr	0.45mi	4/3.5 (+1)	2,096 (+3%)	3mo	$305,000	$146	56
63 Washington St	0.35mi	4/1.5 (+1)	1,884 (-7%)	11mo	$212,000	$113	56
122 Broad St	0.55mi	3/2.5	1,912 (-6%)	6mo	$150,000	$78	53
5 Broad St	0.45mi	3/1.5	1,840 (-9%)	20mo	$126,000	$68	45
127 S Kingsboro Ave	0.33mi	4/1.0 (+1)	1,764 (-13%)	20mo	$165,000	$94	41
34 Woodward Ave	0.67mi	4/1.5 (+1)	1,904 (-6%)	16mo	$169,000	$89	38
106 Prospect Ave	0.72mi	4/1.5 (+1)	1,841 (-9%)	22mo	$145,000	$79	26

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: 39.4%
• Equity multiple: 4.02×
• Total profit: $102,263
• Equity at exit: $109,006

10-year hold

• IRR: 33.9%
• Equity multiple: 9.04×
• Total profit: $272,443
• Equity at exit: $235,076

Cash invested: $33,880 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$635
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $572

Break-even live

Break-even rent $927

Max offer price $121,000

Occupancy floor 60%

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: $30,250
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Fremont St Gloversville, NY	2.0–3.0	1.5–2.0	1612	$1,650	$1.02	43d	3	0.49mi

Listing history 21 events

1. 2026-06-18
   days on market $121,000 Active 246 DOM
2. 2026-06-17
   days on market $121,000 Active 245 DOM
3. 2026-06-16
   days on market $121,000 Active 244 DOM
4. 2026-06-15
   days on market $121,000 Active 243 DOM
5. 2026-06-13
   days on market $121,000 Active 241 DOM
6. 2026-06-12
   days on market $121,000 Active 240 DOM
7. 2026-06-09
   days on market $121,000 Active 237 DOM
8. 2026-06-08
   days on market $121,000 Active 236 DOM
9. 2026-06-07
   days on market $121,000 Active 235 DOM
10. 2026-06-07
    days on market $121,000 Active 234 DOM
11. 2026-06-04
    days on market $121,000 Active 231 DOM
12. 2026-06-02
    days on market $121,000 Active 230 DOM
13. 2026-06-01
    days on market $121,000 Active 229 DOM
14. 2026-05-31
    days on market $121,000 Active 228 DOM
15. 2026-04-14
    price $121,000 482-char remark

    Show marketing remark (482 chars)

    Discover ideal comfort in this remarkably renovated, two-story residence. It boasts a blend of preserved charm and refined updates, presenting an elegant, yet welcoming ambience. Featuring numerous tasteful enhancements and improvements, it exudes a carefully curated balance of style and functionality, ensuring an enjoyable living experience. It's situated close to both the bustling major shopping district and charming main streets of Gloversville. Don't miss this opportunity.

16. 2025-10-15
    listed $125,000 Active 482-char remark

    Show marketing remark (482 chars)

    Discover ideal comfort in this remarkably renovated, two-story residence. It boasts a blend of preserved charm and refined updates, presenting an elegant, yet welcoming ambience. Featuring numerous tasteful enhancements and improvements, it exudes a carefully curated balance of style and functionality, ensuring an enjoyable living experience. It's situated close to both the bustling major shopping district and charming main streets of Gloversville. Don't miss this opportunity.

17. 1999-11-22
    soldstatus $32,000
18. 1999-10-15
    soldstatus $41,741
19. 1996-05-15
    soldstatus $22,000
20. 1994-10-24
    soldstatus $14,500
21. 1994-03-29
    soldstatus $16,000

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$740/yr (+$62/mo · 131.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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: $19,800
• − Mortgage interest: −$6,778
• − Property taxes: −$564
• − Insurance: −$605
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$3,520
• Taxable income: $5,165
• Est. tax owed @ 24.0%: −$1,240
• After-tax cash flow: $5,619/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

+656.2% since first listed

7 events — show timeline

• 2026-04-14 Price Changed $121,000 Global MLS
• 2025-10-15 Listed $125,000 Global MLS
• 1999-11-22 Sold (Public Records) $32,000 Public Records
• 1999-10-15 Sold (Public Records) $41,741 Public Records
• 1996-05-15 Sold (Public Records) $22,000 Public Records
• 1994-10-24 Sold (Public Records) $14,500 Public Records
• 1994-03-29 Sold (Public Records) $16,000 Public Records

Property tax history

-5.1%/yr

Latest (2025): $564 · +5.4% YoY. Source: county tax records.