45 Catherine St · Amsterdam, NY 12010

$199,900

3 bd · 1.0 ba · 1,629 sqft · SingleFamily public records · 6 Days on market

Built 1959 0.29 ac lot Est $235k · 15% 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 +14.2/15.0
• Appreciation +10.0/10.0
• Cash flow +5.9/30.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.3/10.0

Listing remarks MLS

NICE FLOOR PLAN/QUIET NEIGHBORHOOD BIGGER THAN IT LOOKS TAXES DO NOT INCLUDE STAR OR ANY EXEMPTIONS

Key facts

• Large living room
• Eat-in kitchen
• Hardwood floors

Tags

• OVERSIZED ATTACHED GARAGE
• LARGE LIVING ROOM
• HARDWOOD FLOORS
• EAT-IN KITCHEN
• COVERED BACK PORCH
• CENTRAL AIR CONDITIONING

Property features AI

Exterior

• Parking: One-car garage; Driveway; Three total parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Brick construction; Shingle/asphalt roof; Concrete perimeter foundation
• Construction: Brick exterior; Concrete perimeter foundation; Shingle/asphalt roof
• Exterior features: Covered patio/porch; Level, sloped, and landscaped lot

Interior

• Kitchen: Built-in electric oven; Refrigerator
• Bedrooms: Primary bedroom on the first level; Two additional bedrooms on the first level
• Flooring: Tile; Wood
• Bathrooms: One full bathroom on the first level
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: Built-in features; Full basement; One fireplace in the living room; Seven total rooms
• Laundry & utility: Dedicated laundry room on the first level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-389 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (34.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (30.3% below list).
• Recommended offer: $131k (34.4% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 6.3% in Amsterdam — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Wilbur H Lynch Literacy Academy (math 9% / reading 37%, grade F, #646 of 729 statewide, top 89%, 817 students, 75% FRL); Amsterdam High School (math 75% / reading 82%, grade A-, #563 of 1,100 statewide, top 52%, 1,179 students, 68% FRL) — zoned schools average 71% FRL vs 40% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 51% at this address vs 38% district-wide (+13 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: 165 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y 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 $74k; list at $200k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,133 (34.4% 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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 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: 0.70% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.35%
• DSCR: 0.63
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $234,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Edson St	0.20mi	3/1.0	1,470 (-10%)	7mo	$225,000	$153	69
38 Edson St	0.20mi	3/1.5	1,449 (-11%)	6mo	$313,000	$216	65
1 Julia St	0.24mi	3/1.0	1,421 (-13%)	5mo	$205,000	$144	63
13 Hawk St	0.22mi	3/2.0	1,440 (-12%)	10mo	$250,000	$174	58
39 Kreisel Ter	0.50mi	4/1.0 (+1)	1,730 (+6%)	8mo	$170,000	$98	55
12 Harrison Ave	0.74mi	4/1.5 (+1)	1,664 (+2%)	2mo	$200,000	$120	54
53 Hibbard St	0.44mi	3/2.0	1,484 (-9%)	11mo	$188,000	$127	51
11 Lefferts St	0.66mi	3/2.0	1,760 (+8%)	7mo	$115,000	$65	46
4 Bigelow Ave	0.73mi	4/1.5 (+1)	1,710 (+5%)	10mo	$270,000	$158	42
70 Mccleary Ave	0.74mi	3/1.5	1,482 (-9%)	11mo	$277,000	$187	39
331 Chapman Dr	0.67mi	3/1.5	1,464 (-10%)	14mo	$187,000	$128	38
46 Slater St	0.57mi	4/2.0 (+1)	1,392 (-14%)	9mo	$141,500	$102	33

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: 18.4%
• Equity multiple: 2.50×
• Total profit: $84,166
• Equity at exit: $180,086

10-year hold

• IRR: 17.2%
• Equity multiple: 5.78×
• Total profit: $267,527
• 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: 165
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$359 /mo · $4,306/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-389

Break-even live

Break-even rent $1,887

Max offer price $131,133

Occupancy floor —

Sensitivity live

Price	-10% $-276	-5% $-333	+0% $-389	+5% $-446	+10% $-502
Rent	-10% $-499	-5% $-444	+0% $-389	+5% $-334	+10% $-279
Rate	-1.0pp $-289	-0.5pp $-338	base $-389	+0.5pp $-441	+1.0pp $-494

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: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Grand St Amsterdam, NY	4.0	1.0	1098	$1,400	$1.28	25d	1	0.78mi
49 Elizabeth St Amsterdam, NY	3.0	1.0	1300	$1,450	$1.12	23d	1	0.94mi
214 Market St Amsterdam, NY	3.0	1.5	1500	$1,300	$0.87	25d	1	1.17mi
214 Market St Amsterdam, NY	3.0	1.5	1500	$1,450	$0.97	45d	1	1.17mi
70 Wall St Amsterdam, NY	3.0	1.0	1098	$1,300	$1.18	21d	1	1.22mi
18 Garden St Amsterdam, NY	3.0	1.0	1180	$1,300	$1.10	21d	1	1.30mi
62 Glen Ave Amsterdam, NY	3.0	1.0	1115	$1,550	$1.39	25d	1	1.31mi

Listing history 6 events

1. 2026-06-21
   statusdays on market $199,900 Pending 6 DOM
2. 2026-06-18
   days on market $199,900 Active 4 DOM
3. 2026-06-17
   days on market $199,900 Active 3 DOM
4. 2026-06-16
   days on market $199,900 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $199,900 Active 1 DOM

ⓘ 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: $4,306 · $359/mo
• Projected year-2 tax: $4,306 · $359/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $16,727
• − Mortgage interest: −$11,198
• − Property taxes: −$4,306
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$5,815
• Taxable loss: −$8,268
• Est. tax savings @ 24.0%: +$1,984
• After-tax cash flow: $-2,687/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

+139.4% since first listed

5 events — show timeline

• 2026-06-13 Listed $199,900 Global MLS
• 2003-07-03 Sold (Public Records) $74,000 Public Records
• 2003-07-02 Sold (MLS) $74,000 Global MLS
• 2003-05-19 Listing Removed — Global MLS
• 2003-04-13 Listed $83,500 Global MLS

Property tax history

+1.1%/yr

Latest (2025): $4,306 · -5.4% YoY. Source: county tax records.