29 Wilson Ave · Amsterdam, NY 12010

$235,000

6 bd · 2.0 ba · 2,334 sqft · MultiFamily public records · 65 Days on market

Built 1925 5,662 sqft lot $101/sqft · at area comps Est $240k · at est.

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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 +28.4/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +8.4/15.0
• 1% rule +7.3/10.0
• 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 MLS

Recently renovated two-family home offering a strong investment opportunity or ideal owner-occupied setup. Each unit features new vinyl flooring, updated lighting, modern tile bathrooms, and refreshed kitchens, providing a clean and contemporary living space. The property includes both front and back porches, a generously sized shared yard, and ample off-street parking for all tenants. Both apartments are currently leased to long-term tenants at $1,300 per month each, ensuring immediate and reliable income. A solid addition to any portfolio with minimal upfront work required.

Key facts

• 5,662 sq ft lot
• 6 parking spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $235k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive. Per door: $379/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $221k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: schools D-, 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.
• 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 $25k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $64k; list at $235k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.23% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (median comp): $239,690
• List price: $235,000
• Delta: -1.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Blood St	0.19mi	6/2.0	2,535 (+9%)	4mo	$85,000	$34	74
26 Van Derveer St	0.51mi	6/2.0	2,300 (-2%)	1mo	$148,000	$64	73
17-19 Brookside Ave	0.40mi	5/2.0 (-1)	2,400 (+3%)	2mo	$135,000	$56	70
70-72 Elizabeth St	0.25mi	6/2.0	2,490 (+7%)	11mo	$90,000	$36	68
20 Lincoln Ave	0.13mi	5/2.0 (-1)	2,656 (+14%)	2mo	$200,000	$75	65
21 Kimball St	0.39mi	6/2.0	2,572 (+10%)	8mo	$250,000	$97	59
211 Forest Ave	0.73mi	6/2.0	2,225 (-5%)	1mo	$190,000	$85	57
38 Milton Ave	0.60mi	6/2.0	2,148 (-8%)	2mo	$211,400	$98	57
35 Milton Ave	0.57mi	7/2.5 (+1)	2,384 (+2%)	8mo	$240,000	$101	56
35 Locust Ave	0.40mi	5/3.0 (-1)	2,496 (+7%)	10mo	$232,800	$93	52
232-234 Locust Ave	0.58mi	6/2.0	2,620 (+12%)	7mo	$195,000	$74	47
298-300 Locust Ave	0.73mi	5/2.0 (-1)	2,156 (-8%)	10mo	$110,000	$51	40

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: 34.5%
• Equity multiple: 3.68×
• Total profit: $176,289
• Equity at exit: $211,707

10-year hold

• IRR: 29.7%
• Equity multiple: 8.31×
• Total profit: $481,098
• Equity at exit: $456,553

Cash invested: $65,800 (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: 13.6×

Monthly cashflow live

• Estimated rent: $2,882 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$188 /mo · $2,253/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $759

Break-even live

Break-even rent $1,922

Max offer price $235,000

Occupancy floor 69%

Sensitivity live

Price	-10% $892	-5% $825	+0% $759	+5% $692	+10% $626
Rent	-10% $531	-5% $645	+0% $759	+5% $873	+10% $986
Rate	-1.0pp $877	-0.5pp $818	base $759	+0.5pp $698	+1.0pp $636

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,882
Total (2 units)			$2,882

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $235,000 Active 65 DOM
2. 2026-06-17
   days on market $235,000 Active 64 DOM
3. 2026-06-16
   days on market $235,000 Active 63 DOM
4. 2026-06-15
   days on market $235,000 Active 62 DOM
5. 2026-06-14
   days on market $235,000 Active 60 DOM
6. 2026-06-13
   days on market $235,000 Active 59 DOM
7. 2026-06-10
   days on market $235,000 Active 57 DOM
8. 2026-06-09
   days on market $235,000 Active 56 DOM
9. 2026-06-08
   days on market $235,000 Active 55 DOM
10. 2026-06-07
    days on market $235,000 Active 54 DOM
11. 2026-06-03
    days on market $235,000 Active 50 DOM
12. 2026-06-02
    days on market $235,000 Active 49 DOM
13. 2026-06-01
    days on market $235,000 Active 48 DOM
14. 2026-05-31
    days on market $235,000 Active 47 DOM
15. 2026-05-31
    days on market $235,000 Active 46 DOM
16. 2026-04-14
    listed $235,000 Active 582-char remark

    Show marketing remark (582 chars)

    Recently renovated two-family home offering a strong investment opportunity or ideal owner-occupied setup. Each unit features new vinyl flooring, updated lighting, modern tile bathrooms, and refreshed kitchens, providing a clean and contemporary living space. The property includes both front and back porches, a generously sized shared yard, and ample off-street parking for all tenants. Both apartments are currently leased to long-term tenants at $1,300 per month each, ensuring immediate and reliable income. A solid addition to any portfolio with minimal upfront work required.

17. 2025-06-23
    status Pending
18. 2025-06-18
    historical
19. 2025-04-27
    status Active
20. 2025-04-18
    status Pending
21. 2025-01-10
    price $214,900
22. 2024-12-23
    listed $229,900 Active
23. 2009-10-07
    historical
24. 2009-04-06
    listed $74,900
25. 2005-06-28
    soldstatus $64,000
26. 2005-06-24
    soldstatus $64,000
27. 2005-05-05
    historical
28. 2005-04-11
    listed $66,000

ⓘ 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: $2,253 · $188/mo
• Projected year-2 tax: $3,112 · $259/mo
• Expected delta: +$859/yr (+$72/mo · 38.1%)

ⓘ 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 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: $34,584
• − Mortgage interest: −$13,164
• − Property taxes: −$2,253
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,767
• − Management: −$2,767
• − Depreciation: −$6,836
• Taxable income: $5,622
• Est. tax owed @ 24.0%: −$1,349
• After-tax cash flow: $7,755/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

+256.1% since first listed

13 events — show timeline

• 2026-04-14 Listed $235,000 Global MLS
• 2025-06-23 Pending — Global MLS
• 2025-06-18 Listing Removed — Global MLS
• 2025-04-27 Relisted — Global MLS
• 2025-04-18 Pending — Global MLS
• 2025-01-10 Price Changed $214,900 Global MLS
• 2024-12-23 Listed $229,900 Global MLS
• 2009-10-07 Listing Removed — Global MLS
• 2009-04-06 Listed $74,900 Global MLS
• 2005-06-28 Sold (Public Records) $64,000 Public Records
• 2005-06-24 Sold (MLS) $64,000 Global MLS
• 2005-05-05 Listing Removed — Global MLS
• 2005-04-11 Listed $66,000 Global MLS

Property tax history

+1.1%/yr

Latest (2025): $2,253 · -34.4% YoY. Source: county tax records.