321 E Main St · Amsterdam, NY 12010

$225,000

6 bd · 2.0 ba · 2,832 sqft · MultiFamily public records · 291 Days on market

Built 1890 5,227 sqft lot $79/sqft · 8% above area Est $208k · 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 +29.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.4/10.0
• ARV discount +3.8/15.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Opportunity awaits as this large Amsterdam 2 family with great rents hits the market! This home sits on a corner lot and features 4 bedrooms each unit with a living room, dining room, eat in kitchen, bathroom and porch! Separate utilities and walk out basement with two bonus rooms! Great owner-occupied candidate or investment! Second floor has been renovated!

Key facts

• Separate utilities
• Two bonus rooms
• Walk out basement

Tags

• CORNER LOT
• SEPARATE UTILITIES
• WALK OUT BASEMENT
• TWO BONUS ROOMS
• SECOND FLOOR RENOVATED

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive. Per door: $387/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 $24k of equity ($2k loan paydown + $22k 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 $63k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 291 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $50k; list at $225k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 days. Have you received any prior offers? Is the seller open to a 12% 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 1890 — 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: 1.24% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.73%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (median comp): $207,983
• List price: $225,000
• Delta: 8.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 E Main St	0.03mi	6/2.0	2,788 (-2%)	12mo	$139,999	$50	86
318 E Main St	0.07mi	6/3.0	2,970 (+5%)	6mo	$140,000	$47	80
42-44 Vrooman Ave	0.11mi	6/2.0	2,914 (+3%)	14mo	$192,000	$66	78
240-242 Vrooman Ave	0.18mi	6/2.0	2,652 (-6%)	9mo	$235,000	$89	73
314 E Main St	0.05mi	6/3.0	3,072 (+8%)	12mo	$150,000	$49	69
327 E Main St	0.05mi	6/2.0	2,548 (-10%)	22mo	$95,000	$37	63
3 Hawk St	0.57mi	6/2.0	2,688 (-5%)	6mo	$173,000	$64	60
208 Church St	0.54mi	6/2.0	2,424 (-14%)	17mo	$230,000	$95	37
225-227 Grand St	0.69mi	6/2.0	2,458 (-13%)	20mo	$160,000	$65	30

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: 35.1%
• Equity multiple: 3.73×
• Total profit: $171,757
• Equity at exit: $202,698

10-year hold

• IRR: 30.3%
• Equity multiple: 8.41×
• Total profit: $467,007
• Equity at exit: $437,126

Cash invested: $63,000 (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: 13.4×

Monthly cashflow live

• Estimated rent: $2,797 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$163 /mo · $1,953/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $773

Break-even live

Break-even rent $1,818

Max offer price $225,000

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$2,796
Total (2 units)			$2,797

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $225,000 Active 291 DOM
2. 2026-06-17
   days on market $225,000 Active 290 DOM
3. 2026-06-16
   days on market $225,000 Active 289 DOM
4. 2026-06-15
   days on market $225,000 Active 288 DOM
5. 2026-06-14
   days on market $225,000 Active 286 DOM
6. 2026-06-13
   days on market $225,000 Active 285 DOM
7. 2026-06-10
   days on market $225,000 Active 283 DOM
8. 2026-06-09
   days on market $225,000 Active 282 DOM
9. 2026-06-08
   days on market $225,000 Active 281 DOM
10. 2026-06-07
    days on market $225,000 Active 280 DOM
11. 2026-06-03
    days on market $225,000 Active 276 DOM
12. 2026-06-02
    days on market $225,000 Active 275 DOM
13. 2026-06-01
    days on market $225,000 Active 274 DOM
14. 2026-05-31
    days on market $225,000 Active 273 DOM
15. 2026-05-31
    days on market $225,000 Active 272 DOM
16. 2025-08-31
    listed $225,000 Active 361-char remark

    Show marketing remark (361 chars)

    Opportunity awaits as this large Amsterdam 2 family with great rents hits the market! This home sits on a corner lot and features 4 bedrooms each unit with a living room, dining room, eat in kitchen, bathroom and porch! Separate utilities and walk out basement with two bonus rooms! Great owner-occupied candidate or investment! Second floor has been renovated!

17. 2023-08-09
    status Active
18. 2023-05-27
    status Active
19. 2023-05-09
    status Pending
20. 2023-05-09
    historical
21. 2023-05-09
    historical
22. 2023-05-04
    price $220,000
23. 2023-02-08
    listed $225,000 Active
24. 2018-01-17
    soldstatus $50,000
25. 2010-12-09
    soldstatus $25,000
26. 2005-08-25
    soldstatus $44,000

ⓘ 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: $1,953 · $163/mo
• Projected year-2 tax: $2,878 · $240/mo
• Expected delta: +$925/yr (+$77/mo · 47.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 18 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: $33,564
• − Mortgage interest: −$12,603
• − Property taxes: −$1,953
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,685
• − Management: −$2,685
• − Depreciation: −$6,545
• Taxable income: $5,967
• Est. tax owed @ 24.0%: −$1,432
• After-tax cash flow: $7,847/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

+411.4% since first listed

11 events — show timeline

• 2025-08-31 Listed $225,000 Global MLS
• 2023-08-09 Relisted — Global MLS
• 2023-05-27 Relisted — Global MLS
• 2023-05-09 Pending — Global MLS
• 2023-05-09 Listing Removed — Global MLS
• 2023-05-09 Listing Removed — Global MLS
• 2023-05-04 Price Changed $220,000 Global MLS
• 2023-02-08 Listed $225,000 Global MLS
• 2018-01-17 Sold (Public Records) $50,000 Public Records
• 2010-12-09 Sold (Public Records) $25,000 Public Records
• 2005-08-25 Sold (Public Records) $44,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,953 · -5.4% YoY. Source: county tax records.