25 James St · Amsterdam, NY 12010

$174,900

6 bd · 2.0 ba · 2,252 sqft · MultiFamily public records · 172 Days on market

Built 1900 7,405 sqft lot $78/sqft · 26% below area Est $235k · 26% 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

Solid 2 family home with 4 car detached garage! Each unit has 3-4 bedrooms, kitchen, living room, full bath and in unit laundry room. Full basement and walk up attic, both wide open and offer lots of storage. The 1st floor is rented and 2nd floor is vacant. 1st floor rent is $1,125/mo.

Key facts

• 7,405 sq ft lot
• 4 garage spots
• Built 1900

🏷️ Possibly a rental listed for sale. The $174,900 price doesn't fit this home's estimated sale value (~$234,923) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $525/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% 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 $19k of equity ($1k loan paydown + $17k 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 $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $175k implies a 483% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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 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: 13.50%
• Cash-on-cash: 25.74%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $234,923
• List price: $174,900
• Delta: -25.55%
• 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
17 Hawk St	0.19mi	6/2.0	2,296 (+2%)	2mo	$198,000	$86	86
225 Church St	0.20mi	6/2.0	2,328 (+3%)	5mo	$215,000	$92	81
45 Pulaski St	0.23mi	6/2.0	2,348 (+4%)	5mo	$242,500	$103	78
36 Hibbard St	0.20mi	6/2.0	2,406 (+7%)	4mo	$224,000	$93	75
211 Forest Ave	0.49mi	6/2.0	2,225 (-1%)	1mo	$190,000	$85	74
26 Van Derveer St	0.47mi	6/2.0	2,300 (+2%)	1mo	$148,000	$64	74
38 Milton Ave	0.37mi	6/2.0	2,148 (-5%)	2mo	$211,400	$98	73
329 E Main St	0.47mi	6/2.0	2,164 (-4%)	3mo	$199,900	$92	69
28 Gorski St	0.31mi	5/2.0 (-1)	2,388 (+6%)	7mo	$271,000	$113	64
35 Milton Ave	0.39mi	7/2.5 (+1)	2,384 (+6%)	8mo	$240,000	$101	58
17-19 Brookside Ave	0.58mi	5/2.0 (-1)	2,400 (+7%)	2mo	$135,000	$56	56
18 Kline St #2	0.44mi	7/2.0 (+1)	1,924 (-15%)	3mo	$148,000	$77	48

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: 43.7%
• Equity multiple: 4.31×
• Total profit: $162,194
• Equity at exit: $157,564

10-year hold

• IRR: 37.8%
• Equity multiple: 9.68×
• Total profit: $425,096
• Equity at exit: $339,792

Cash invested: $48,972 (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: 164
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,847 high
• Mortgage (P&I): −$917
• Tax from tax record: −$209 /mo · $2,504/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $1,050

Break-even live

Break-even rent $1,517

Max offer price $174,900

Occupancy floor 58%

Sensitivity live

Price	-10% $1,149	-5% $1,100	+0% $1,050	+5% $1,001	+10% $951
Rent	-10% $826	-5% $938	+0% $1,050	+5% $1,163	+10% $1,275
Rate	-1.0pp $1,138	-0.5pp $1,095	base $1,050	+0.5pp $1,005	+1.0pp $959

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,848
Total (2 units)			$2,847

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $174,900 Active 172 DOM
2. 2026-06-18
   price $174,900 Active 171 DOM
3. 2026-06-17
   days on market $184,900 Active 171 DOM
4. 2026-06-16
   days on market $184,900 Active 170 DOM
5. 2026-06-15
   days on market $184,900 Active 169 DOM
6. 2026-06-14
   days on market $184,900 Active 167 DOM
7. 2026-06-13
   days on market $184,900 Active 166 DOM
8. 2026-06-10
   days on market $184,900 Active 164 DOM
9. 2026-06-09
   days on market $184,900 Active 163 DOM
10. 2026-06-08
    days on market $184,900 Active 162 DOM
11. 2026-06-07
    days on market $184,900 Active 161 DOM
12. 2026-06-03
    days on market $184,900 Active 157 DOM
13. 2026-06-02
    days on market $184,900 Active 156 DOM
14. 2026-06-01
    days on market $184,900 Active 155 DOM
15. 2026-05-31
    days on market $184,900 Active 154 DOM
16. 2026-05-31
    days on market $184,900 Active 153 DOM
17. 2026-05-19
    status Pending 286-char remark

    Show marketing remark (286 chars)

    Solid 2 family home with 4 car detached garage! Each unit has 3-4 bedrooms, kitchen, living room, full bath and in unit laundry room. Full basement and walk up attic, both wide open and offer lots of storage. The 1st floor is rented and 2nd floor is vacant. 1st floor rent is $1,125/mo.

18. 2026-04-02
    price $184,900 286-char remark

    Show marketing remark (286 chars)

    Solid 2 family home with 4 car detached garage! Each unit has 3-4 bedrooms, kitchen, living room, full bath and in unit laundry room. Full basement and walk up attic, both wide open and offer lots of storage. The 1st floor is rented and 2nd floor is vacant. 1st floor rent is $1,125/mo.

19. 2026-03-20
    price $194,000 286-char remark

    Show marketing remark (286 chars)

    Solid 2 family home with 4 car detached garage! Each unit has 3-4 bedrooms, kitchen, living room, full bath and in unit laundry room. Full basement and walk up attic, both wide open and offer lots of storage. The 1st floor is rented and 2nd floor is vacant. 1st floor rent is $1,125/mo.

20. 2026-03-03
    price $199,000 286-char remark

    Show marketing remark (286 chars)

    Solid 2 family home with 4 car detached garage! Each unit has 3-4 bedrooms, kitchen, living room, full bath and in unit laundry room. Full basement and walk up attic, both wide open and offer lots of storage. The 1st floor is rented and 2nd floor is vacant. 1st floor rent is $1,125/mo.

21. 2026-01-07
    price $219,000 286-char remark

    Show marketing remark (286 chars)

    Solid 2 family home with 4 car detached garage! Each unit has 3-4 bedrooms, kitchen, living room, full bath and in unit laundry room. Full basement and walk up attic, both wide open and offer lots of storage. The 1st floor is rented and 2nd floor is vacant. 1st floor rent is $1,125/mo.

22. 2025-12-17
    listed $224,000 Active 286-char remark

    Show marketing remark (286 chars)

    Solid 2 family home with 4 car detached garage! Each unit has 3-4 bedrooms, kitchen, living room, full bath and in unit laundry room. Full basement and walk up attic, both wide open and offer lots of storage. The 1st floor is rented and 2nd floor is vacant. 1st floor rent is $1,125/mo.

23. 2006-12-04
    soldstatus $30,000

ⓘ 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: $2,504 · $209/mo
• Projected year-2 tax: $2,730 · $227/mo
• Expected delta: +$226/yr (+$19/mo · 9.0%)

ⓘ 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: $34,164
• − Mortgage interest: −$9,797
• − Property taxes: −$2,504
• − Insurance: −$874
• − Repairs & maintenance: −$2,733
• − Management: −$2,733
• − Depreciation: −$5,088
• Taxable income: $10,434
• Est. tax owed @ 24.0%: −$2,504
• After-tax cash flow: $10,101/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

+516.3% since first listed

7 events — show timeline

• 2026-05-19 Pending — Global MLS
• 2026-04-02 Price Changed $184,900 Global MLS
• 2026-03-20 Price Changed $194,000 Global MLS
• 2026-03-03 Price Changed $199,000 Global MLS
• 2026-01-07 Price Changed $219,000 Global MLS
• 2025-12-17 Listed $224,000 Global MLS
• 2006-12-04 Sold (Public Records) $30,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,504 · -5.4% YoY. Source: county tax records.