70 Reid St · Amsterdam, NY 12010

$145,000

6 bd · 2.0 ba · 2,374 sqft · MultiFamily public records · 41 Days on market

Built 1902 3,484 sqft lot $61/sqft · 35% below area Est $222k · 35% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Welcome to 70 Reid St - a well maintained 2 family home that will be delivered fully vacant at closing, offering a great owner occupancy opportunity. Each unit has 3 bedrooms and separate utilities. This property has an 8 year old roof, newer siding and windows, fully fenced in yard and a 2 car garage. Located close to bus stops and convenience stores!

Key facts

• Newer siding
• Newer windows
• Close to bus stops

Tags

• FULLY FENCED IN YARD
• 8 YEAR OLD ROOF
• NEWER SIDING
• NEWER WINDOWS
• CLOSE TO BUS STOPS
• CLOSE TO CONVENIENCE STORES

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $643/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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 $16k of equity ($1k loan paydown + $14k 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 $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 41 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $34k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $145k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.94% ✓
• Cap rate: 16.94%
• Cash-on-cash: 38.03%
• DSCR: 2.69
• GRM: 4.3

CMA / ARV

• ARV (median comp): $221,857
• List price: $145,000
• Delta: -34.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Pulaski St	0.18mi	6/2.0	2,348 (-1%)	5mo	$242,500	$103	86
36 Hibbard St	0.21mi	6/2.0	2,406 (+1%)	4mo	$224,000	$93	85
17 Hawk St	0.50mi	6/2.0	2,296 (-3%)	2mo	$198,000	$86	70
225 Church St	0.51mi	6/2.0	2,328 (-2%)	5mo	$215,000	$92	69
26 Van Derveer St	0.55mi	6/2.0	2,300 (-3%)	1mo	$148,000	$64	68
17-19 Brookside Ave	0.51mi	5/2.0 (-1)	2,400 (+1%)	2mo	$135,000	$56	68
329 E Main St	0.41mi	6/2.0	2,164 (-9%)	3mo	$199,900	$92	63
38 Milton Ave	0.46mi	6/2.0	2,148 (-10%)	2mo	$211,400	$98	61
28 Gorski St	0.62mi	5/2.0 (-1)	2,388 (+1%)	7mo	$271,000	$113	59
211 Forest Ave	0.71mi	6/2.0	2,225 (-6%)	1mo	$190,000	$85	56
3 Hawk St	0.50mi	6/2.0	2,688 (+13%)	5mo	$173,000	$64	50
21 Kimball St	0.64mi	6/2.0	2,572 (+8%)	8mo	$250,000	$97	50

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: 53.6%
• Equity multiple: 4.96×
• Total profit: $160,918
• Equity at exit: $130,627

10-year hold

• IRR: 47.2%
• Equity multiple: 11.08×
• Total profit: $409,442
• Equity at exit: $281,703

Cash invested: $40,600 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,816 high
• Mortgage (P&I): −$760
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $1,287

Break-even live

Break-even rent $1,187

Max offer price $145,000

Occupancy floor 49%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,816
Total (2 units)			$2,816

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-31
   days on market $145,000 Active 41 DOM
2. 2026-05-31
   days on market $145,000 Active 40 DOM
3. 2026-05-14
   price $145,000 354-char remark

   Show marketing remark (354 chars)

   Welcome to 70 Reid St - a well maintained 2 family home that will be delivered fully vacant at closing, offering a great owner occupancy opportunity. Each unit has 3 bedrooms and separate utilities. This property has an 8 year old roof, newer siding and windows, fully fenced in yard and a 2 car garage. Located close to bus stops and convenience stores!

4. 2026-05-01
   price $169,000 354-char remark

   Show marketing remark (354 chars)

   Welcome to 70 Reid St - a well maintained 2 family home that will be delivered fully vacant at closing, offering a great owner occupancy opportunity. Each unit has 3 bedrooms and separate utilities. This property has an 8 year old roof, newer siding and windows, fully fenced in yard and a 2 car garage. Located close to bus stops and convenience stores!

5. 2026-04-20
   listed $179,000 Active 354-char remark

   Show marketing remark (354 chars)

   Welcome to 70 Reid St - a well maintained 2 family home that will be delivered fully vacant at closing, offering a great owner occupancy opportunity. Each unit has 3 bedrooms and separate utilities. This property has an 8 year old roof, newer siding and windows, fully fenced in yard and a 2 car garage. Located close to bus stops and convenience stores!

6. 2004-09-28
   soldstatus $57,000
7. 2004-05-24
   soldstatus $23,000
8. 2004-05-17
   soldstatus $23,000 64-char remark

   Show marketing remark (64 chars)

   Solid investment, upper Church Street area. Excellent Condition

9. 2004-03-29
   historical 64-char remark

   Show marketing remark (64 chars)

   Solid investment, upper Church Street area. Excellent Condition

10. 2004-03-15
    listed $25,000 64-char remark

    Show marketing remark (64 chars)

    Solid investment, upper Church Street area. 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: $1,407 · $117/mo
• Projected year-2 tax: $1,929 · $161/mo
• Expected delta: +$522/yr (+$43/mo · 37.1%)

ⓘ 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: $33,792
• − Mortgage interest: −$8,122
• − Property taxes: −$1,407
• − Insurance: −$725
• − Repairs & maintenance: −$2,703
• − Management: −$2,703
• − Depreciation: −$4,218
• Taxable income: $13,913
• Est. tax owed @ 24.0%: −$3,339
• After-tax cash flow: $12,100/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

+480.0% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $145,000 Global MLS
• 2026-05-01 Price Changed $169,000 Global MLS
• 2026-04-20 Listed $179,000 Global MLS
• 2004-09-28 Sold (Public Records) $57,000 Public Records
• 2004-05-24 Sold (Public Records) $23,000 Public Records
• 2004-05-17 Sold (MLS) $23,000 Global MLS
• 2004-03-29 Listing Removed — Global MLS
• 2004-03-15 Listed $25,000 Global MLS

Property tax history

+3.3%/yr

Latest (2025): $1,407 · -0.1% YoY. Source: county tax records.