76-78 Brookside Ave · Amsterdam, NY 12010

$145,000

6 bd · 2.0 ba · 1,938 sqft · MultiFamily public records · 10 Days on market

Built 1880 4,791 sqft lot Est $165k · 12% 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 +12.9/15.0
• 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

Unlock the potential of this unique two-family, two-parcel property located in Amsterdam. With great bones, this property is ready for your vision and updates to bring it back to life. Whether you're looking to renovate and add to your investment portfolio or create an affordable owner-occupied income producing property, the possiblities are endless. A standout feature is the additional parcel offering extra space and value, with a large garage (1254 square ft) ideal for vehicle storage, off street parking, a workshop, equipment, or even additional rental potential. Garage can fit up to 6 cars and has an in-floor pit. It also has electric, plumbing for a toilet, sink, and a newer roof. B

Key facts

• Two parcel
• Two family
• Large garage

Tags

• TWO FAMILY
• TWO PARCEL
• ADDITIONAL PARCEL
• LARGE GARAGE
• OFF STREET PARKING
• ELECTRIC

Property features AI

Exterior

• Parking: Detached garage; 3 garage spaces; 2 total parking spaces reported
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Duplex; Living area reported as 1,938 (value provided by listing)
• Construction: Vinyl siding and wood siding exterior
• Exterior features: Lot dimensions approximately 40 x 116.5; Main road frontage about 40 feet; Garage structure on property

Interior

• Bedrooms: Two residential units, each with 3 bedrooms (one unit on 1st level, one on 2nd level)
• Bathrooms: Two full bathrooms (one on 1st level, one on 2nd level)
• Heating & cooling: Natural gas heating; Additional/other heating system
• Interior features: Full unfinished basement with exterior entry; Porches: front porch, side porch, covered porch
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $674/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Cap rate 17.9% 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; 210 units permitted in Montgomery County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k 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 $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

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 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.98% ✓
• Cap rate: 17.90%
• Cash-on-cash: 41.46%
• DSCR: 2.84
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $164,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Fairview Pl	0.41mi	5/3.0 (-1)	1,920 (-1%)	4mo	$135,500	$71	68
38 Milton Ave	0.27mi	6/2.0	2,148 (+11%)	2mo	$211,400	$98	67
233-235 Grand St	0.34mi	6/2.0	1,656 (-15%)	1mo	$232,000	$140	60
3 Hibbard St	0.50mi	6/2.0	1,824 (-6%)	13mo	$180,000	$99	56
55 Sloane Ave	0.65mi	6/2.0	1,832 (-6%)	6mo	$255,000	$139	56
75 Mechanic St	0.33mi	6/2.5	1,744 (-10%)	15mo	$90,000	$52	53
211 Forest Ave	0.48mi	6/2.0	2,225 (+15%)	1mo	$190,000	$85	52
47 Lincoln Ave	0.39mi	6/2.0	2,220 (+15%)	16mo	$130,000	$59	45
30 High St	0.39mi	5/2.0 (-1)	2,184 (+13%)	17mo	$200,000	$92	41
10 Orange St	0.44mi	6/2.0	2,188 (+13%)	20mo	$100,000	$46	41
40 James St	0.64mi	6/2.5	2,200 (+14%)	11mo	$135,000	$61	36
298-300 Locust Ave	0.75mi	5/2.0 (-1)	2,156 (+11%)	10mo	$110,000	$51	34

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: 55.1%
• Equity multiple: 5.06×
• Total profit: $164,769
• Equity at exit: $130,627

10-year hold

• IRR: 48.6%
• Equity multiple: 11.29×
• Total profit: $417,736
• Equity at exit: $281,703

Cash invested: $40,600 (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 12010

• Home prices YoY: 4.0%
• Active inventory: 164
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,876 high
• Mortgage (P&I): −$760
• Tax from tax record: −$49 /mo · $582/yr
• Insurance: −$60
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $1,347

Break-even live

Break-even rent $1,171

Max offer price $145,000

Occupancy floor 48%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,876
Total (2 units)			$2,876

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $145,000 Active 10 DOM
2. 2026-06-17
   days on market $145,000 Active 9 DOM
3. 2026-06-16
   days on market $145,000 Active 8 DOM
4. 2026-06-15
   days on market $145,000 Active 7 DOM
5. 2026-06-14
   days on market $145,000 Active 5 DOM
6. 2026-06-13
   days on market $145,000 Active 4 DOM
7. 2026-06-10
   days on market $145,000 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $145,000 Active 1 DOM

ⓘ 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: $582 · $49/mo
• Projected year-2 tax: $1,516 · $126/mo
• Expected delta: +$934/yr (+$78/mo · 160.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $34,512
• − Mortgage interest: −$8,122
• − Property taxes: −$582
• − Insurance: −$1,392
• − Repairs & maintenance: −$2,761
• − Management: −$2,761
• − Depreciation: −$4,218
• Taxable income: $14,676
• Est. tax owed @ 24.0%: −$3,522
• After-tax cash flow: $12,644/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

1 event — show timeline

• 2026-06-07 Listed $145,000 Global MLS

Property tax history

+8.1%/yr

Latest (2025): $582 · +4.8% YoY. Source: county tax records.