253 Guy Park Ave · Amsterdam, NY 12010

$295,000

9 bd · 5.1 ba · 6,200 sqft · MultiFamily public records · 96 Days on market

Built 1900 0.50 ac lot $48/sqft · 25% below area Est $295k · 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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 (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Take a look at this victorian home with 4 apartments in the main house & 1 apartment in the carriage house above the garage. The home sits on a half acre that spans from Guy Park Ave to Stewart St. with driveways providing access from both the front & the rear of the property. The main house - 1st floor is a large 2 bedroom apartment with expansive kitchen, dining room, living room, full bath and 1 finished room in the basement that used to have full bath (current condition unknown, as it hasn't been used in years. This tenant has lived here for 27 years! 2nd floor has 2 - 1 bedroom apartments & 3rd floor has a 2 bedroom apartment. Apartments in main house have separate electrical but share a furnace. Carriage house has a 2 car garage & upstairs - a 2 bedroom apartment with new furnace. Seller is open to owner financing.

Key facts

• New furnace
• Half acre
• Victorian home

Tags

• VICTORIAN HOME
• HALF ACRE
• DRIVEWAYS PROVIDING ACCESS
• CARRIAGE HOUSE
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.7-bath units multifamily listed at $295k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $594/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $295k).
• Recommended offer: $268k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 $32k of equity ($2k loan paydown + $30k 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 $83k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $200k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $268,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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 1900 — 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: 1.63% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.91%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $294,674
• List price: $295,000
• Delta: 0.11%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.8%
• Equity multiple: 4.32×
• Total profit: $274,296
• Equity at exit: $265,759

10-year hold

• IRR: 37.9%
• Equity multiple: 9.70×
• Total profit: $718,547
• Equity at exit: $573,120

Cash invested: $82,600 (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: 164
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $4,799 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$338 /mo · $4,056/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,008
• Net cashflow: $1,783

Break-even live

Break-even rent $2,542

Max offer price $295,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,950	-5% $1,867	+0% $1,783	+5% $1,700	+10% $1,616
Rent	-10% $1,404	-5% $1,594	+0% $1,783	+5% $1,973	+10% $2,162
Rate	-1.0pp $1,932	-0.5pp $1,858	base $1,783	+0.5pp $1,707	+1.0pp $1,629

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.7	$4,800
Total (3 units)			$4,799

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $295,000 Active 96 DOM
2. 2026-06-18
   days on market $295,000 Active 93 DOM
3. 2026-06-17
   days on market $295,000 Active 92 DOM
4. 2026-06-16
   days on market $295,000 Active 91 DOM
5. 2026-06-15
   days on market $295,000 Active 90 DOM
6. 2026-06-14
   days on market $295,000 Active 88 DOM
7. 2026-06-13
   days on market $295,000 Active 87 DOM
8. 2026-06-10
   days on market $295,000 Active 85 DOM
9. 2026-06-09
   days on market $295,000 Active 84 DOM
10. 2026-06-08
    days on market $295,000 Active 83 DOM
11. 2026-06-07
    days on market $295,000 Active 82 DOM
12. 2026-06-03
    days on market $295,000 Active 78 DOM
13. 2026-06-02
    days on market $295,000 Active 77 DOM
14. 2026-06-01
    days on market $295,000 Active 76 DOM
15. 2026-05-31
    days on market $295,000 Active 75 DOM
16. 2026-05-31
    days on market $295,000 Active 74 DOM
17. 2026-03-17
    listed $295,000 Active 850-char remark

    Show marketing remark (850 chars)

    Take a look at this victorian home with 4 apartments in the main house & 1 apartment in the carriage house above the garage. The home sits on a half acre that spans from Guy Park Ave to Stewart St. with driveways providing access from both the front & the rear of the property. The main house - 1st floor is a large 2 bedroom apartment with expansive kitchen, dining room, living room, full bath and 1 finished room in the basement that used to have full bath (current condition unknown, as it hasn't been used in years. This tenant has lived here for 27 years! 2nd floor has 2 - 1 bedroom apartments & 3rd floor has a 2 bedroom apartment. Apartments in main house have separate electrical but share a furnace. Carriage house has a 2 car garage & upstairs - a 2 bedroom apartment with new furnace. Seller is open to owner financing.

18. 2025-12-29
    historical
19. 2025-08-07
    price $299,000
20. 2025-07-01
    price $309,000
21. 2025-06-19
    listed $319,000 Active
22. 2023-05-19
    soldstatus $200,000
23. 2009-09-06
    historical
24. 2009-06-05
    listed $165,900
25. 2002-06-03
    soldstatus $64,900
26. 2002-05-31
    soldstatus $64,900
27. 2002-03-31
    historical
28. 2001-09-10
    listed $67,900

ⓘ 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: $4,056 · $338/mo
• Projected year-2 tax: $4,521 · $377/mo
• Expected delta: +$465/yr (+$39/mo · 11.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 18 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: $57,588
• − Mortgage interest: −$16,525
• − Property taxes: −$4,056
• − Insurance: −$1,475
• − Repairs & maintenance: −$4,607
• − Management: −$4,607
• − Depreciation: −$8,582
• Taxable income: $17,737
• Est. tax owed @ 24.0%: −$4,257
• After-tax cash flow: $17,143/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

+334.5% since first listed

12 events — show timeline

• 2026-03-17 Listed $295,000 Global MLS
• 2025-12-29 Listing Removed — Global MLS
• 2025-08-07 Price Changed $299,000 Global MLS
• 2025-07-01 Price Changed $309,000 Global MLS
• 2025-06-19 Listed $319,000 Global MLS
• 2023-05-19 Sold (Public Records) $200,000 Public Records
• 2009-09-06 Listing Removed — Global MLS
• 2009-06-05 Listed $165,900 Global MLS
• 2002-06-03 Sold (Public Records) $64,900 Public Records
• 2002-05-31 Sold (MLS) $64,900 Global MLS
• 2002-03-31 Listing Removed — Global MLS
• 2001-09-10 Listed $67,900 Global MLS

Property tax history

+2.7%/yr

Latest (2025): $4,056 · -5.4% YoY. Source: county tax records.