4 1/2 Hibbard St · Amsterdam, NY 12010

$95,000

4 bd · 4.0 ba · 1,008 sqft · MultiFamily · 175 Days on market

Built 1920 Fair condition 1,306 sqft lot $94/sqft · 28% below area Est $132k · 28% under ↓ 10% since listing

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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
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

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

Listing remarks MLS

This inviting two-family duplex in Amsterdam, NY features two, efficient 1-bedroom apartments, each with its own living room, kitchen, and full bath — perfect for rental income or owner-occupancy. Situated in a convenient location with easy access to local amenities, this property offers excellent investment potential and everyday livability.

Key facts

• Two family duplex
• Kitchen
• Efficient apartments

Tags

• TWO FAMILY DUPLEX
• EFFICIENT APARTMENTS
• LIVING ROOM
• KITCHEN
• FULL BATH
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $990 ($12k/yr) — positive. Per door: $495/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.8% vs local median 5.1% 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: Wilbur H Lynch Literacy Academy (math 9% / reading 37%, grade F, #646 of 729 statewide, top 89%, 817 students, 75% FRL); Amsterdam High School (math 75% / reading 82%, grade A-, #563 of 1,100 statewide, top 52%, 1,179 students, 68% FRL) — zoned schools average 71% FRL vs 40% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 51% at this address vs 38% district-wide (+13 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: 297 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 $10k of equity ($657 loan paydown + $10k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 2.19% ✓
• Cap rate: 18.80%
• Cash-on-cash: 44.65%
• DSCR: 2.99
• GRM: 3.8

CMA / ARV

• ARV (median comp): $131,885
• List price: $95,000
• Delta: -27.97%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Slater St	0.28mi	3/2.0 (-1)	1,104 (+10%)	2mo	$185,000	$168	56
3 Hayes Pl	0.55mi	3/1.0 (-1)	1,015 (+1%)	10mo	$119,900	$118	48
261 Church St	0.62mi	3/1.0 (-1)	964 (-4%)	2mo	$212,699	$221	45
28 Northampton Rd	1.23mi	3/1.0 (-1)	975 (-3%)	11mo	$77,770	$80	33
10 Krull St	0.92mi	3/1.0 (-1)	1,070 (+6%)	7mo	$171,402	$160	32
11 Peter Ln	1.17mi	3/1.0 (-1)	960 (-5%)	11mo	$222,500	$232	31
8 Deal Pl	1.08mi	3/1.0 (-1)	952 (-6%)	10mo	$254,500	$267	30
22 Julia St	0.72mi	3/1.0 (-1)	1,130 (+12%)	4mo	$235,000	$208	26
12 Christman Pl	1.14mi	3/1.0 (-1)	896 (-11%)	6mo	$180,000	$201	25
15 Wright St	1.07mi	3/1.0 (-1)	1,176 (+17%)	3mo	$220,000	$187	21
100 Clizbe Ave	1.04mi	3/1.0 (-1)	1,176 (+17%)	8mo	$210,000	$179	17
20 Peter Ln	1.20mi	3/1.0 (-1)	1,200 (+19%)	10mo	$215,000	$179	14

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: 59.1%
• Equity multiple: 5.32×
• Total profit: $114,814
• Equity at exit: $85,584

10-year hold

• IRR: 52.6%
• Equity multiple: 11.85×
• Total profit: $288,595
• Equity at exit: $184,564

Cash invested: $26,600 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 12010

• Home prices YoY: 4.0%
• Active inventory: 297
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,084 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $990

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,084
Total (2 units)			$2,084

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,055	-5% $1,023	+0% $990	+5% $957	+10% $924
Rent	-10% $825	-5% $908	+0% $990	+5% $1,072	+10% $1,154
Rate	-1.0pp $1,038	-0.5pp $1,014	base $990	+0.5pp $965	+1.0pp $940

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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 James St Amsterdam, NY	2.0	1.0	—	$975	—	6d	1	0.17mi
255 Main St Amsterdam, NY	2.0	1.0	800	$1,400	$1.75	109d	1	0.25mi
39 Milton Ave Amsterdam, NY	2.0	1.0	950	$1,250	$1.32	0d	1	0.34mi
39 Milton Ave Amsterdam, NY	2.0	1.0	950	$1,300	$1.37	62d	1	0.34mi
101 Grand St Unit 1 Amsterdam, NY	2.0	1.0	900	$1,150	$1.28	0d	1	0.36mi
30 Kline St Amsterdam, NY	2.0	1.0	800	$1,300	$1.62	114d	1	0.37mi
41 Academy St Unit b2 Amsterdam, NY	1.0	1.0	—	$800	—	139d	1	0.66mi
41 Academy St Unit 2-F Amsterdam, NY	2.0	1.0	—	$975	—	139d	1	0.67mi
73 Academy St Unit 1 Amsterdam, NY	2.0	1.0	—	$1,300	—	119d	1	0.79mi
20 Clarke Ave Amsterdam, NY	1.0	1.0	—	$785	—	62d	1	0.79mi
78 Academy St Amsterdam, NY	2.0	1.0	—	$1,200	—	62d	1	0.82mi
13 Mcclellan Ave #2 Amsterdam, NY	2.0	1.0	—	$1,200	—	0d	1	0.85mi
109 Guy Park Ave Unit 1L Amsterdam, NY	2.0	1.0	—	$1,200	—	0d	1	0.86mi
362 Locust Ave Unit 2 Amsterdam, NY	2.0	1.0	—	$1,100	—	110d	1	1.30mi
6 Gardiner St Amsterdam, NY	2.0	1.0	2928	$850	$0.29	110d	1	1.35mi
6 McFarlan Ave Fl Amsterdam NY12010 Amsterdam, NY	2.0	1.0	—	$1,200	—	139d	1	1.37mi
263 Division St Unit 2E Amsterdam, NY	2.0	1.0	—	$1,050	—	0d	1	1.48mi
263 Division St Unit 2W Amsterdam, NY	2.0	1.0	—	$1,100	—	0d	1	1.48mi

Listing history 47 events

1. 2026-07-29
   days on market $95,000 Active 175 DOM
2. 2026-07-27
   days on market $95,000 Active 173 DOM
3. 2026-07-25
   days on market $95,000 Active 171 DOM
4. 2026-07-23
   days on market $95,000 Active 169 DOM
5. 2026-07-22
   days on market $95,000 Active 168 DOM
6. 2026-07-21
   days on market $95,000 Active 167 DOM
7. 2026-07-18
   days on market $95,000 Active 164 DOM
8. 2026-07-16
   days on market $95,000 Active 162 DOM
9. 2026-07-16
   days on market $95,000 Active 161 DOM
10. 2026-07-14
    days on market $95,000 Active 160 DOM
11. 2026-07-14
    days on market $95,000 Active 159 DOM
12. 2026-07-12
    days on market $95,000 Active 158 DOM
13. 2026-07-11
    days on market $95,000 Active 157 DOM
14. 2026-07-10
    days on market $95,000 Active 156 DOM
15. 2026-07-09
    days on market $95,000 Active 155 DOM
16. 2026-07-07
    days on market $95,000 Active 153 DOM
17. 2026-07-07
    days on market $95,000 Active 152 DOM
18. 2026-07-05
    days on market $95,000 Active 151 DOM
19. 2026-07-04
    days on market $95,000 Active 150 DOM
20. 2026-07-03
    days on market $95,000 Active 149 DOM
21. 2026-07-02
    days on market $95,000 Active 148 DOM
22. 2026-07-01
    days on market $95,000 Active 147 DOM
23. 2026-06-30
    days on market $95,000 Active 146 DOM
24. 2026-06-29
    days on market $95,000 Active 145 DOM
25. 2026-06-28
    days on market $95,000 Active 144 DOM
26. 2026-06-28
    days on market $95,000 Active 143 DOM
27. 2026-06-27
    days on market $95,000 Active 142 DOM
28. 2026-06-25
    days on market $95,000 Active 140 DOM
29. 2026-06-23
    days on market $95,000 Active 138 DOM
30. 2026-06-21
    days on market $95,000 Active 137 DOM
31. 2026-06-18
    days on market $95,000 Active 134 DOM
32. 2026-06-17
    days on market $95,000 Active 133 DOM
33. 2026-06-16
    days on market $95,000 Active 132 DOM
34. 2026-06-15
    days on market $95,000 Active 131 DOM
35. 2026-06-14
    days on market $95,000 Active 129 DOM
36. 2026-06-13
    days on market $95,000 Active 128 DOM
37. 2026-06-10
    days on market $95,000 Active 126 DOM
38. 2026-06-09
    days on market $95,000 Active 125 DOM
39. 2026-06-08
    days on market $95,000 Active 124 DOM
40. 2026-06-07
    days on market $95,000 Active 123 DOM
41. 2026-06-03
    days on market $95,000 Active 119 DOM
42. 2026-06-02
    days on market $95,000 Active 118 DOM
43. 2026-06-01
    days on market $95,000 Active 117 DOM
44. 2026-05-31
    days on market $95,000 Active 116 DOM
45. 2026-05-31
    days on market $95,000 Active 115 DOM
46. 2026-04-08
    price $95,000 485-char remark

    Show marketing remark (485 chars)

    This inviting two-family duplex in Amsterdam, NY features two, efficient 1-bedroom apartments, each with its own living room, kitchen, and full bath — perfect for rental income or owner-occupancy. Situated in a convenient location with easy access to local amenities, this property offers excellent investment potential and everyday livability. Whether you're building your portfolio or looking for a starter investment with strong rental appeal, this duplex is worth considering

47. 2026-02-04
    listed $105,000 Active 485-char remark

    Show marketing remark (485 chars)

    This inviting two-family duplex in Amsterdam, NY features two, efficient 1-bedroom apartments, each with its own living room, kitchen, and full bath — perfect for rental income or owner-occupancy. Situated in a convenient location with easy access to local amenities, this property offers excellent investment potential and everyday livability. Whether you're building your portfolio or looking for a starter investment with strong rental appeal, this duplex is worth considering

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $25,008
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$2,764
• Taxable income: $11,022
• Est. tax owed @ 24.0%: −$2,645
• After-tax cash flow: $9,233/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab Est. rehab $25,200–$45,360 screening

This two-family duplex requires moderate repairs and maintenance to improve its curb appeal and interior condition, with painting being the highest-ROI update for both resale and rental value.

Repairs flagged

• Major Painting exterior siding — Peeling paint
• Minor Re-carpeting living areas — Worn carpet
• Minor Painting interior walls — Average paint condition

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Re-carpeting living areas — Improves aesthetics and comfort ↑
• Both Painting interior walls — Enhances aesthetics and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Marie Curie Institute Of Engineering And Communication F NY #1,519/2,108 Nat'l #21,438/41,679 Middle Wilbur H Lynch Literacy Academy F NY #646/729 Nat'l #11,007/14,009 High Amsterdam High School A- NY #563/1,100 Nat'l #1,271/17,239

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

B Composite livability gradescore 75/100

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
• County: Montgomery · 48,683 people
• City population: 27,339
• Population (ZIP): 27,339
• Household income: $60,013
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 12% of renters

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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%

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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%

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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

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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

-9.5% since first listed

2 events — show timeline

• 2026-04-08 Price Changed $95,000 Global MLS
• 2026-02-04 Listed $105,000 Global MLS