19 Green Street St · Amsterdam, NY 12010

$85,999

6 bd · 2.0 ba · 2,060 sqft · MultiFamily public records · 38 Days on market

Built 1917 5,000 sqft lot Est $134k · 36% 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: 1 unit. estimate disagrees with records

Listing remarks MLS

TYPICAL 2 FAMILY. 3 BEDROOM EACH, 1 BATH EACH. 2ND FLOOR HAS DINING ROOM. Good Condition

Key facts

• 5,000 sq ft lot
• Built 1917
• Listed 38 days

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $86k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $83k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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: 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: Marie Curie Institute of Engineering And Communication (math 37% / reading 37%, grade F, #1,519 of 2,108 statewide, top 74%, 443 students, 0% FRL); 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).
• 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 $9k of equity ($594 loan paydown + $9k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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 $35k; list at $86k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,419 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — 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. 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.
7. 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.
8. 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: 2.06% ✓
• Cap rate: 17.49%
• Cash-on-cash: 39.98%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $133,900
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Charles St	0.15mi	6/2.0	2,002 (-3%)	22mo	$130,000	$65	70
38 Milton Ave	0.49mi	6/2.0	2,148 (+4%)	2mo	$211,400	$98	68
85 Fairview Pl	0.28mi	5/3.0 (-1)	1,920 (-7%)	4mo	$135,500	$71	64
10 Orange St	0.28mi	6/2.0	2,188 (+6%)	20mo	$100,000	$46	60
8-81/2 High St	0.22mi	6/2.0	2,300 (+12%)	13mo	$248,000	$108	59
26 Van Derveer St	0.46mi	6/2.0	2,300 (+12%)	1mo	$148,000	$64	58
30 High St	0.27mi	5/2.0 (-1)	2,184 (+6%)	17mo	$200,000	$92	58
47 Lincoln Ave	0.47mi	6/2.0	2,220 (+8%)	16mo	$130,000	$59	52
3 Hibbard St	0.57mi	6/2.0	1,824 (-12%)	13mo	$180,000	$99	44
40 James St	0.75mi	6/2.5	2,200 (+7%)	11mo	$135,000	$61	42
180 Division St	0.61mi	5/2.0 (-1)	2,292 (+11%)	14mo	$108,000	$47	36

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: 55.2%
• Equity multiple: 5.07×
• Total profit: $97,956
• Equity at exit: $77,475

10-year hold

• IRR: 48.7%
• Equity multiple: 11.31×
• Total profit: $248,340
• Equity at exit: $167,077

Cash invested: $24,080 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,768 medium
• Mortgage (P&I): −$451
• Tax from tax record: −$108 /mo · $1,292/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $802

Break-even live

Break-even rent $753

Max offer price $85,999

Occupancy floor 50%

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2024-07-15
   status Pending
2. 2024-06-28
   price $85,999
3. 2024-06-07
   listed $89,999 Active
4. 2008-12-23
   historical
5. 2006-04-08
   listed $87,000
6. 1999-07-26
   soldstatus $35,000
7. 1999-07-19
   soldstatus $35,000 88-char remark

   Show marketing remark (88 chars)

   TYPICAL 2 FAMILY. 3 BEDROOM EACH, 1 BATH EACH. 2ND FLOOR HAS DINING ROOM. Good Condition

8. 1999-05-03
   listed $29,900 88-char remark

   Show marketing remark (88 chars)

   TYPICAL 2 FAMILY. 3 BEDROOM EACH, 1 BATH EACH. 2ND FLOOR HAS DINING ROOM. Good 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: $1,292 · $108/mo
• Projected year-2 tax: $1,373 · $114/mo
• Expected delta: +$81/yr (+$7/mo · 6.2%)

ⓘ 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 ≥94°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: $21,215
• − Mortgage interest: −$4,817
• − Property taxes: −$1,292
• − Insurance: −$430
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$2,502
• Taxable income: $8,780
• Est. tax owed @ 24.0%: −$2,107
• After-tax cash flow: $7,519/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

+187.6% since first listed

8 events — show timeline

• 2024-07-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-06-28 Price Changed $85,999 OneKey® MLS as Distributed by MLS Grid
• 2024-06-07 Listed $89,999 OneKey® MLS as Distributed by MLS Grid
• 2008-12-23 Listing Removed — Global MLS
• 2006-04-08 Listed $87,000 Global MLS
• 1999-07-26 Sold (Public Records) $35,000 Public Records
• 1999-07-19 Sold (MLS) $35,000 Global MLS
• 1999-05-03 Listed $29,900 Global MLS

Property tax history

+1.1%/yr

Latest (2025): $1,292 · -5.4% YoY. Source: county tax records.