15 Wright St · Amsterdam, NY 12010

$198,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 2 Days on market

Built 1976 9,147 sqft lot Est $218k · 9% under

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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).

• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +2.1/10.0

Listing remarks

Charming and quaint 3 bedroom, 1 bath home located on the south side of Amsterdam. This beauty is first floor living at its finest. There are 3 nice sized bedrooms with hardwood floors under carpet, a large bathroom with walk-in shower, and washer/dryer hookups. A spacious living room with newer carpet which borders an eat in kitchen. The basement is the perfect layout for bonus space. Outside you will find a fenced in yard and a lovely patio space. There are (2) 2 car garages and storage spaces attached. This home is located on a dead end street, and is walking distance to restaurants as well as the Riverlink Park over the Mohawk River.

Key facts

• First floor living
• Bonus space
• Hardwood floors

Tags

• FIRST FLOOR LIVING
• HARDWOOD FLOORS
• WALK IN SHOWER
• FENCED IN YARD
• PATIO SPACE
• BONUS SPACE

Property features AI

Exterior

• Parking: Detached garage; Second garage/garage(s); Total of 6 parking spaces, including 5 garage spaces; Off-street paved driveway parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Below-grade finished area present
• Construction: Vinyl siding; Shingle roof
• Exterior features: Patio; Paved driveway; Front yard fencing with gate; Drive-paved exterior

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Three first-floor bedrooms
• Flooring: Carpet; Hardwood
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Hot water heating
• Interior features: Chair rail; Full basement with interior entry; 5 total rooms
• Laundry & utility: Laundry located in the basement and in a bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $-252 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (28.9% below list).
• Recommended offer: $141k (28.9% 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: 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 210 units permitted in Montgomery County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,773 (28.9% 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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 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: 0.71% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $217,560
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Dewitt St	0.20mi	2/1.0 (-1)	1,209 (+3%)	8mo	$65,000	$54	75
106 Perkins St	0.06mi	4/1.5 (+1)	1,310 (+11%)	9mo	$260,000	$198	64
239 Florida Ave	0.29mi	4/1.5 (+1)	1,056 (-10%)	8mo	$195,000	$185	56
252 Florida Ave	0.38mi	3/1.5	1,040 (-12%)	10mo	$79,537	$76	53
34 Broadway	0.71mi	3/1.5	1,028 (-13%)	23mo	$280,000	$272	25

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: 20.4%
• Equity multiple: 2.66×
• Total profit: $91,789
• Equity at exit: $178,374

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $282,975
• Equity at exit: $384,670

Cash invested: $55,440 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$188 /mo · $2,256/yr
• Insurance: −$82
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-252

Break-even live

Break-even rent $1,727

Max offer price $153,440

Occupancy floor —

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Dewitt St Unit 2nd floor Amsterdam, NY	3.0	1.0	1000	$1,450	$1.45	14d	1	0.19mi
70 Wall St Amsterdam, NY	3.0	1.0	1098	$1,300	$1.18	19d	1	0.71mi
18 Garden St Amsterdam, NY	3.0	1.0	1180	$1,300	$1.10	19d	1	0.71mi
265 W Main St Unit 1 Amsterdam, NY	3.0	1.0	1200	$1,450	$1.21	14d	1	0.79mi
255 Main St Amsterdam, NY	2.0	1.0	800	$1,400	$1.75	14d	1	0.98mi
62 Glen Ave Amsterdam, NY	3.0	1.0	1115	$1,550	$1.39	23d	1	0.99mi
30 Kline St Amsterdam, NY	2.0	1.0	800	$1,300	$1.62	19d	1	1.04mi
49 Elizabeth St Amsterdam, NY	3.0	1.0	1300	$1,450	$1.12	21d	1	1.05mi
17 Grand St Amsterdam, NY	4.0	1.0	1098	$1,400	$1.28	23d	1	1.06mi
214 Market St Amsterdam, NY	3.0	1.5	1500	$1,300	$0.87	23d	1	1.28mi
214 Market St Amsterdam, NY	3.0	1.5	1500	$1,450	$0.97	43d	1	1.28mi

Listing history 2 events

1. 2026-05-06
   status Pending
2. 2026-05-04
   listed $198,000 Active

ⓘ 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: $2,256 · $188/mo
• Projected year-2 tax: $2,801 · $233/mo
• Expected delta: +$545/yr (+$45/mo · 24.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $16,893
• − Mortgage interest: −$11,091
• − Property taxes: −$2,256
• − Insurance: −$1,656
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$5,760
• Taxable loss: −$6,573
• Est. tax savings @ 24.0%: +$1,578
• After-tax cash flow: $-1,449/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

2 events — show timeline

• 2026-05-06 Pending — Global MLS
• 2026-05-04 Listed $198,000 Global MLS

Property tax history

+2.2%/yr

Latest (2025): $2,256 · +2.6% YoY. Source: county tax records.