74 James St · Amsterdam, NY 12010

$169,000

5 bd · 2.0 ba · 2,460 sqft · MultiFamily public records · 7 Days on market

Built 1926 5,662 sqft lot $69/sqft · 24% below area Est $222k · 24% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

REF # CO1-745. LARGE FENCED YARD. DOWNSTAIRS APARTMENT SEMI-MODERN. ABOVE GROUND POOL. BANK OWNED. BARGAIN AND SAFE DEED. SHED ON PROPERTY STAYS. Good Condition

Key facts

• Fenced yard
• In-unit laundry
• Two-family home

Tags

• TWO-FAMILY HOME
• OPEN CONCEPT LAYOUT
• IN-UNIT LAUNDRY
• FENCED YARD
• OFF-STREET PARKING
• VINYL SIDING

Property features AI

Finance

• Financial info: Multi-family with 2 total units; Tenants pay heat, internet, electricity, and gas; Owner pays trash collection, sewer, and water

Exterior

• Parking: Driveway with space for 4 vehicles
• Utilities: Public water; Public sewer
• Home design: Duplex; Below-grade finished area included
• Construction: Vinyl siding
• Exterior features: Rear covered porch; Garden; Fenced backyard

Interior

• Kitchen: Each unit has a kitchen
• Bedrooms: Unit 1: 3 bedrooms (all on 1st floor); Unit 2: 4 bedrooms (all on 2nd floor)
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms; 1 half bathroom; Unit 1: 1 full bath and 1 half bath; Unit 2: 1 full bath
• Heating & cooling: Baseboard heating; Electric heating; Hot water heating; Natural gas heating
• Interior features: Paddle fan; High-speed internet; Full unfinished basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.8-bath units multifamily listed at $169k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $576/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $169k).
• Cap rate 14.5% vs local median 6.3% in Amsterdam — 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 75/100 on livability (#247 in NY, #3,884 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, employment F.
• Amsterdam City School District (town): math 35% / reading 41% proficiency, ranked #546 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Amsterdam High School (math 75% / reading 82%, grade A-, #563 of 1,100 statewide, top 52%, 1,179 students, 68% FRL) — zoned schools average 68% FRL vs 40% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 78% at this address vs 38% district-wide (+40 pts) — the actual schools serving this property are materially stronger than the Amsterdam City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 164 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 210 units permitted in Montgomery County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Montgomery County population projected at -11% 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 $47k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $95k; list at $169k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F 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: 1.70% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.19%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

• ARV (median comp): $221,955
• List price: $169,000
• Delta: -23.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Hibbard St	0.06mi	6/2.0 (+1)	2,406 (-2%)	4mo	$224,000	$93	85
22 1/2 Reid St	0.12mi	4/2.0 (-1)	2,346 (-5%)	1mo	$130,000	$55	81
45 Pulaski St	0.06mi	6/2.0 (+1)	2,348 (-5%)	5mo	$242,500	$103	81
17-19 Brookside Ave	0.59mi	5/2.0	2,400 (-2%)	2mo	$135,000	$56	67
17 Hawk St	0.35mi	6/2.0 (+1)	2,296 (-7%)	2mo	$198,000	$86	66
225 Church St	0.38mi	6/2.0 (+1)	2,328 (-5%)	5mo	$215,000	$92	64
3 Hawk St	0.36mi	6/2.0 (+1)	2,688 (+9%)	5mo	$173,000	$64	58
26 Van Derveer St	0.56mi	6/2.0 (+1)	2,300 (-6%)	1mo	$148,000	$64	58
329 E Main St	0.35mi	6/2.0 (+1)	2,164 (-12%)	3mo	$199,900	$92	56
38 Milton Ave	0.46mi	6/2.0 (+1)	2,148 (-13%)	2mo	$211,400	$98	51
211 Forest Ave	0.65mi	6/2.0 (+1)	2,225 (-10%)	1mo	$190,000	$85	48
280 Church St	0.69mi	4/2.0 (-1)	2,132 (-13%)	2mo	$185,000	$87	39

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: 46.4%
• Equity multiple: 4.49×
• Total profit: $165,366
• Equity at exit: $152,249

10-year hold

• IRR: 40.3%
• Equity multiple: 10.07×
• Total profit: $429,352
• Equity at exit: $328,330

Cash invested: $47,320 (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 12010

• Home prices YoY: 4.0%
• Active inventory: 164
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,874 high
• Mortgage (P&I): −$886
• Tax from tax record: −$163 /mo · $1,953/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $1,151

Break-even live

Break-even rent $1,417

Max offer price $169,000

Occupancy floor 55%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1.8	$2,874
Total (2 units)			$2,874

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Stewart St Unit 2 Amsterdam, NY	4.0	1.0	2800	$1,650	$0.59	43d	1	1.49mi

Listing history 9 events

1. 2026-05-15
   listed $169,000 Active 873-char remark
2. 2021-03-10
   historical
3. 2021-01-06
   soldstatus $94,900
4. 2020-09-08
   listed $94,900 New
5. 2001-04-27
   soldstatus $46,800
6. 2001-04-12
   soldstatus $46,800

   Show marketing remark (160 chars)

   REF # CO1-745. LARGE FENCED YARD. DOWNSTAIRS APARTMENT SEMI-MODERN. ABOVE GROUND POOL. BANK OWNED. BARGAIN AND SAFE DEED. SHED ON PROPERTY STAYS. Good Condition

7. 2001-03-07
   historical

   Show marketing remark (160 chars)

   REF # CO1-745. LARGE FENCED YARD. DOWNSTAIRS APARTMENT SEMI-MODERN. ABOVE GROUND POOL. BANK OWNED. BARGAIN AND SAFE DEED. SHED ON PROPERTY STAYS. Good Condition

8. 2001-02-26
   listed $49,900

   Show marketing remark (160 chars)

   REF # CO1-745. LARGE FENCED YARD. DOWNSTAIRS APARTMENT SEMI-MODERN. ABOVE GROUND POOL. BANK OWNED. BARGAIN AND SAFE DEED. SHED ON PROPERTY STAYS. Good Condition

9. 2001-01-31
   soldstatus $73,580

ⓘ 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: $1,953 · $163/mo
• Projected year-2 tax: $2,404 · $200/mo
• Expected delta: +$452/yr (+$38/mo · 23.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $34,488
• − Mortgage interest: −$9,467
• − Property taxes: −$1,953
• − Insurance: −$845
• − Repairs & maintenance: −$2,759
• − Management: −$2,759
• − Depreciation: −$4,916
• Taxable income: $11,789
• Est. tax owed @ 24.0%: −$2,829
• After-tax cash flow: $10,983/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: Amsterdam City School District
• NCES district ID: 3602970
• Math proficiency: 35% ▲ 5.00%
• Reading proficiency: 41% ▲ 10.00%
• Median HH income: $41,735
• Composite: 32.03/100
• National rank: #5824
• State rank: #546 of 590 in NY

Livability — Amsterdam

• Score: 75/100
• State rank: #247
• US rank: #3884

Category grades

Amenities B- Commute B+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amsterdam, NY
• City population: 27,339
• Population (ZIP): 27,339

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 48,683 people
• By 2030: 47,785 · -1.8%
• By 2040: 45,492 · -6.6%
• By 2050: 43,161 · -11.3%
• By 2075: 38,134 · -21.7%
• By 2100: 32,337 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 23% Two or more races 9% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 18%
• Common ancestry: Romanian 12% Lithuanian 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 86% English-only · Spanish 11% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: Strong R (+28.7) · D 35.6% · R 64.4%
• 2008→2024 swing: -20.6pp toward R · 2008: -8.1pp · 2024: -28.7pp
• All cycles: 2024: R+28.7 2020: R+22.6 2016: R+26.5 2012: R+4.4 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.12%
• Current HPI: 312.4966
• 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

+129.7% since first listed

10 events — show timeline

• 2026-05-22 Pending — Global MLS
• 2026-05-15 Listed $169,000 Global MLS
• 2021-03-10 Listing Removed — Global MLS
• 2021-01-06 Sold (Public Records) $94,900 Public Records
• 2020-09-08 Listed $94,900 Global MLS
• 2001-04-27 Sold (Public Records) $46,800 Public Records
• 2001-04-12 Sold (MLS) $46,800 Global MLS
• 2001-03-07 Listing Removed — Global MLS
• 2001-02-26 Listed $49,900 Global MLS
• 2001-01-31 Sold (Public Records) $73,580 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,953 · -5.4% YoY. Source: county tax records.