268 Chapman Dr · Amsterdam, NY 12010

$245,000

3 bd · 2.0 ba · 1,410 sqft · SingleFamily public records · 5 Days on market

Built 1939 0.34 ac lot Est $197k · 24% over

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Why this score? — see what drove the D- 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 +10.2/30.0
• Appreciation +10.0/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks

This thoughtfully updated and meticulously maintained Cape Cod is a must-see! Offering the convenience of a first-floor bedroom, along with a spacious living room, dining room, kitchen, and laundry room, this home provides comfortable and flexible living. Upstairs, you'll find two generously sized bedrooms, a half bath, and a private office nook at the top of the landing--perfect for working from home, studying, or a quiet reading retreat. The basement offers additional space ideal for a workshop, hobbies, or storage. Outside, a detached two-car garage and inviting screened-in porch create the perfect setting for relaxing or entertaining. Situated on a deep 99' x 150' tree-lined lot, this c

Key facts

• First-floor bedroom
• Screened-in porch
• Tree-lined lot

Tags

• FIRST-FLOOR BEDROOM
• PRIVATE OFFICE NOOK
• DETACHED TWO-CAR GARAGE
• SCREENED-IN PORCH
• TREE-LINED LOT

Property features AI

Exterior

• Parking: Detached garage; Off-street parking and driveway; 2 garage spaces (2 total parking spaces)
• Security: Security lights; Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Septic tank
• Home design: Single family residence
• Construction: Vinyl siding; Shingle roof
• Exterior features: Front porch; Rear screened porch; Exterior lighting; Wooded and landscaped lot

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Three bedrooms on the first floor
• Flooring: Vinyl; Hardwood
• Bathrooms: One full bathroom on the first floor; One half bathroom on the second floor
• Heating & cooling: Oil heating; Central air conditioning
• Interior features: 9 total rooms; Full basement; Lighting; Smoke and carbon monoxide detectors
• Laundry & utility: Laundry room; Washer; Dryer; Utility room in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (30.1% below list).
• Recommended offer: $171k (30.1% below list) — sets the bar for 1% rule.

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: 165 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 $26k of equity ($2k loan paydown + $24k 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.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $245k implies a 444% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $171,324 (30.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1939 — 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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.70% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $197,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Chapman Dr	0.32mi	3/1.5	1,464 (+4%)	14mo	$187,000	$128	65
168 Chapman Dr	0.48mi	4/1.5 (+1)	1,444 (+2%)	18mo	$180,000	$125	51
42 Edson St	0.75mi	3/1.0	1,470 (+4%)	7mo	$225,000	$153	48
138 Chapman Dr	0.63mi	2/1.5 (-1)	1,303 (-8%)	19mo	$182,500	$140	35

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: 22.5%
• Equity multiple: 2.82×
• Total profit: $124,549
• Equity at exit: $220,715

10-year hold

• IRR: 20.2%
• Equity multiple: 6.44×
• Total profit: $373,490
• Equity at exit: $475,981

Cash invested: $68,600 (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: 165
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$105 /mo · $1,254/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-138

Break-even live

Break-even rent $1,888

Max offer price $220,629

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-69	+0% $-138	+5% $-207	+10% $-277
Rent	-10% $-273	-5% $-206	+0% $-138	+5% $-70	+10% $-3
Rate	-1.0pp $-15	-0.5pp $-76	base $-138	+0.5pp $-201	+1.0pp $-266

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-16
   statusdays on market $245,000 Pending 5 DOM
2. 2026-06-15
   days on market $245,000 Active 4 DOM
3. 2026-06-14
   days on market $245,000 Active 2 DOM
4. 2026-06-13
   remarks 699-char remark
5. 2026-06-13
   listed $245,000 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: $1,254 · $105/mo
• Projected year-2 tax: $2,697 · $225/mo
• Expected delta: +$1,443/yr (+$120/mo · 115.0%)

ⓘ 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 1/10 Low
• 🌡 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: $20,559
• − Mortgage interest: −$13,724
• − Property taxes: −$1,254
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$7,127
• Taxable loss: −$6,061
• Est. tax savings @ 24.0%: +$1,455
• After-tax cash flow: $-201/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

• 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

+444.4% since first listed

2 events — show timeline

• 2026-06-11 Listed $245,000 Global MLS
• 1993-04-15 Sold (Public Records) $45,000 Public Records

Property tax history

-6.3%/yr

Latest (2025): $1,254 · -0.1% YoY. Source: county tax records.