10 4th St · Amsterdam, NY 12010

$199,900

6 bd · 2.0 ba · 2,460 sqft · MultiFamily public records · 10 Days on market

Built 1901 6,098 sqft lot Est $184k · 8% over

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.8/5.0
• ARV discount +3.7/15.0
• 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

This beautiful and spacious two family has lots of upgrades including New roof, siding, water heaters, upstairs unit new bathroom and kitchen remodel (including new SS appliances) and refinished stunning hardwood floors throughput. Charming open first floor porch with stone detail. Lots of extra storage in full walkup attic, full basement and detached two car garage! Owner occupy or great steady investment in excellent condition! Call Felicia to see today! Excellent Condition

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1901

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $502/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 12.3% 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 $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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~2 years — after that, you're playing with house money.
• 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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 $110k; list at $200k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,900

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 1901 — 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: 1.50% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.51%
• DSCR: 1.96
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $184,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 4th St	0.00mi	6/2.0	2,460 (0%)	0mo	$220,000	$89	100
232-234 Locust Ave	0.30mi	6/2.0	2,620 (+6%)	7mo	$195,000	$74	69
356-358 Locust Ave	0.38mi	6/2.0	2,346 (-5%)	10mo	$175,000	$75	66
211 Forest Ave	0.40mi	6/2.0	2,225 (-10%)	1mo	$190,000	$85	64
387-389 Locust Ave	0.42mi	7/3.0 (+1)	2,490 (+1%)	8mo	$140,000	$56	63
9 Mccleary Ave	0.09mi	5/2.0 (-1)	2,139 (-13%)	10mo	$57,000	$27	61
26 Van Derveer St	0.62mi	6/2.0	2,300 (-6%)	1mo	$148,000	$64	60
298-300 Locust Ave	0.31mi	5/2.0 (-1)	2,156 (-12%)	10mo	$110,000	$51	52
35 Milton Ave	0.69mi	7/2.5 (+1)	2,384 (-3%)	8mo	$240,000	$101	49
35 Locust Ave	0.73mi	5/3.0 (-1)	2,496 (+2%)	10mo	$232,800	$93	46
38 Milton Ave	0.67mi	6/2.0	2,148 (-13%)	2mo	$211,400	$98	46
20 Lincoln Ave	0.74mi	5/2.0 (-1)	2,656 (+8%)	2mo	$200,000	$75	46

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: 40.4%
• Equity multiple: 4.09×
• Total profit: $172,809
• Equity at exit: $180,086

10-year hold

• IRR: 34.8%
• Equity multiple: 9.20×
• Total profit: $458,704
• Equity at exit: $388,362

Cash invested: $55,972 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,993 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$230 /mo · $2,754/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $1,003

Break-even live

Break-even rent $1,723

Max offer price $199,900

Occupancy floor 61%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,994
Total (2 units)			$2,993

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-20
   status Pending
2. 2026-04-09
   listed $199,900 Active
3. 2025-01-19
   historical $1,175
4. 2024-12-13
   listed $1,175
5. 2019-02-15
   soldstatus $110,000
6. 2019-02-01
   soldstatus $110,000 Closed (Final Sale) 480-char remark

   Show marketing remark (480 chars)

   This beautiful and spacious two family has lots of upgrades including New roof, siding, water heaters, upstairs unit new bathroom and kitchen remodel (including new SS appliances) and refinished stunning hardwood floors throughput. Charming open first floor porch with stone detail. Lots of extra storage in full walkup attic, full basement and detached two car garage! Owner occupy or great steady investment in excellent condition! Call Felicia to see today! Excellent Condition

7. 2018-11-11
   status Pend (Under Cntr) 480-char remark

   Show marketing remark (480 chars)

   This beautiful and spacious two family has lots of upgrades including New roof, siding, water heaters, upstairs unit new bathroom and kitchen remodel (including new SS appliances) and refinished stunning hardwood floors throughput. Charming open first floor porch with stone detail. Lots of extra storage in full walkup attic, full basement and detached two car garage! Owner occupy or great steady investment in excellent condition! Call Felicia to see today! Excellent Condition

8. 2018-10-15
   listed $124,900 New 480-char remark

   Show marketing remark (480 chars)

   This beautiful and spacious two family has lots of upgrades including New roof, siding, water heaters, upstairs unit new bathroom and kitchen remodel (including new SS appliances) and refinished stunning hardwood floors throughput. Charming open first floor porch with stone detail. Lots of extra storage in full walkup attic, full basement and detached two car garage! Owner occupy or great steady investment in excellent condition! Call Felicia to see today! Excellent Condition

9. 2008-09-12
   soldstatus $91,000
10. 2008-09-05
    soldstatus $91,000 251-char remark

    Show marketing remark (251 chars)

    Bring your tape measure to this huge Amsterdam 2 family that's worth every penny!! You will be amazed at the huge rooms, extreme upkeep, new replacement windows, charming stained glass, and an attic that a teenager would die for! Excellent Condition

11. 2008-07-12
    historical 251-char remark

    Show marketing remark (251 chars)

    Bring your tape measure to this huge Amsterdam 2 family that's worth every penny!! You will be amazed at the huge rooms, extreme upkeep, new replacement windows, charming stained glass, and an attic that a teenager would die for! Excellent Condition

12. 2008-02-04
    listed $109,900 251-char remark

    Show marketing remark (251 chars)

    Bring your tape measure to this huge Amsterdam 2 family that's worth every penny!! You will be amazed at the huge rooms, extreme upkeep, new replacement windows, charming stained glass, and an attic that a teenager would die for! Excellent Condition

ⓘ 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: $2,754 · $230/mo
• Projected year-2 tax: $3,066 · $256/mo
• Expected delta: +$312/yr (+$26/mo · 11.3%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 5% 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: $35,916
• − Mortgage interest: −$11,198
• − Property taxes: −$2,754
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,873
• − Management: −$2,873
• − Depreciation: −$5,815
• Taxable income: $9,403
• Est. tax owed @ 24.0%: −$2,257
• After-tax cash flow: $9,784/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

+81.9% since first listed

12 events — show timeline

• 2026-04-20 Pending — Global MLS
• 2026-04-09 Listed $199,900 Global MLS
• 2025-01-19 Rental Removed $1,175 GLOBALMLS
• 2024-12-13 Listed for Rent $1,175 GLOBALMLS
• 2019-02-15 Sold (Public Records) $110,000 Public Records
• 2019-02-01 Sold (MLS) $110,000 Global MLS
• 2018-11-11 Pending — Global MLS
• 2018-10-15 Listed $124,900 Global MLS
• 2008-09-12 Sold (Public Records) $91,000 Public Records
• 2008-09-05 Sold (MLS) $91,000 Global MLS
• 2008-07-12 Listing Removed — Global MLS
• 2008-02-04 Listed $109,900 Global MLS

Property tax history

+1.1%/yr

Latest (2025): $2,754 · -5.4% YoY. Source: county tax records.