82 Wall St · Amsterdam, NY 12010

$225,000

4 bd · 2.0 ba · 1,886 sqft · MultiFamily public records · 80 Days on market

Built 1886 4,791 sqft lot $119/sqft · 12% above area Est $201k · 12% 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Recently renovated two-family home in the heart of Amsterdam offering strong investment potential. Each unit features 2 bedrooms, updated full baths, and spacious living rooms with bright, functional layouts. Property is in turnkey condition--no work needed prior to occupancy. Projected rents of $1,200+ per unit make this an excellent opportunity for investors or owner-occupants. Conveniently located near shopping, dining, and local amenities.

Key facts

• Updated full baths
• Two-family home
• Local amenities

Tags

• TWO-FAMILY HOME
• STRONG INVESTMENT POTENTIAL
• UPDATED FULL BATHS
• SPACIOUS LIVING ROOMS
• TURNKEY CONDITION
• LOCAL AMENITIES

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $893 ($11k/yr) — positive. Per door: $446/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 3 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 $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 80 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $9k; list at $225k implies a 2294% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1886 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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 1886 — 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: 11.05%
• Cash-on-cash: 17.00%
• DSCR: 1.76
• GRM: 6.7

CMA / ARV

• ARV (median comp): $200,997
• List price: $225,000
• Delta: 11.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Glen Ave	0.22mi	3/2.0 (-1)	1,920 (+2%)	1mo	$145,000	$76	80
77 Mechanic St	0.06mi	4/2.0	1,820 (-4%)	15mo	$60,000	$33	79
85 Fairview Pl	0.16mi	5/3.0 (+1)	1,920 (+2%)	4mo	$135,500	$71	78
42 Union St	0.16mi	4/2.0	2,038 (+8%)	16mo	$202,000	$99	66
100 Division St	0.28mi	4/4.0	1,932 (+2%)	11mo	$99,900	$52	66
79 Bunn St	0.22mi	4/2.0	2,146 (+14%)	5mo	$85,000	$40	62
52 Broad St	0.71mi	4/2.0	1,840 (-2%)	6mo	$120,000	$65	58
244 Guy Park Ave	0.67mi	3/2.0 (-1)	1,860 (-1%)	6mo	$95,000	$51	56
7 Jackson St	0.41mi	4/2.0	2,148 (+14%)	3mo	$147,500	$69	55
51 Arch St	0.70mi	4/2.0	1,774 (-6%)	6mo	$115,000	$65	52
110 Florida Ave	0.74mi	4/2.0	1,659 (-12%)	8mo	$125,000	$75	38

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: 36.9%
• Equity multiple: 3.85×
• Total profit: $179,289
• Equity at exit: $202,698

10-year hold

• IRR: 31.7%
• Equity multiple: 8.67×
• Total profit: $483,059
• 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: $2,795 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $893

Break-even live

Break-even rent $1,665

Max offer price $225,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,020	-5% $956	+0% $893	+5% $829	+10% $765
Rent	-10% $672	-5% $782	+0% $893	+5% $1,003	+10% $1,113
Rate	-1.0pp $1,006	-0.5pp $950	base $893	+0.5pp $834	+1.0pp $775

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,796
Total (2 units)			$2,795

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: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Elizabeth St Amsterdam, NY	3.0	1.0	1300	$1,450	$1.12	22d	1	0.32mi
214 Market St Amsterdam, NY	3.0	1.5	1500	$1,300	$0.87	24d	1	0.54mi
214 Market St Amsterdam, NY	3.0	1.5	1500	$1,450	$0.97	44d	1	0.54mi

Listing history 33 events

1. 2026-06-21
   days on market $225,000 Active 80 DOM
2. 2026-06-18
   days on market $225,000 Active 77 DOM
3. 2026-06-17
   days on market $225,000 Active 76 DOM
4. 2026-06-16
   days on market $225,000 Active 75 DOM
5. 2026-06-15
   days on market $225,000 Active 74 DOM
6. 2026-06-14
   days on market $225,000 Active 72 DOM
7. 2026-06-13
   days on market $225,000 Active 71 DOM
8. 2026-06-10
   days on market $225,000 Active 69 DOM
9. 2026-06-09
   days on market $225,000 Active 68 DOM
10. 2026-06-08
    days on market $225,000 Active 67 DOM
11. 2026-06-07
    days on market $225,000 Active 66 DOM
12. 2026-06-03
    days on market $225,000 Active 62 DOM
13. 2026-06-02
    days on market $225,000 Active 61 DOM
14. 2026-06-01
    days on market $225,000 Active 60 DOM
15. 2026-05-31
    days on market $225,000 Active 59 DOM
16. 2026-05-31
    days on market $225,000 Active 58 DOM
17. 2026-04-02
    listed $225,000 Active 447-char remark

    Show marketing remark (447 chars)

    Recently renovated two-family home in the heart of Amsterdam offering strong investment potential. Each unit features 2 bedrooms, updated full baths, and spacious living rooms with bright, functional layouts. Property is in turnkey condition--no work needed prior to occupancy. Projected rents of $1,200+ per unit make this an excellent opportunity for investors or owner-occupants. Conveniently located near shopping, dining, and local amenities.

18. 2025-05-15
    historical
19. 2025-04-21
    price $179,900
20. 2025-04-18
    price $194,000
21. 2025-04-10
    listed $199,000 Active
22. 2025-02-05
    historical
23. 2025-01-10
    price $209,900
24. 2025-01-10
    price $214,900
25. 2024-12-27
    listed $239,900 Active
26. 2018-05-30
    soldstatus $9,400 Closed (Final Sale)
27. 2018-05-04
    status Pend (Under Cntr)
28. 2018-04-07
    price $15,000
29. 2018-04-07
    status Price Change
30. 2018-03-20
    status Pend (Under Cntr)
31. 2017-12-30
    listed $25,000 New
32. 2000-01-07
    soldstatus $23,500
33. 1999-07-30
    soldstatus $12,000

ⓘ 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: $501 · $42/mo
• Projected year-2 tax: $2,152 · $179/mo
• Expected delta: +$1,651/yr (+$138/mo · 329.7%)

ⓘ 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: $33,540
• − Mortgage interest: −$12,603
• − Property taxes: −$501
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − Depreciation: −$6,545
• Taxable income: $7,399
• Est. tax owed @ 24.0%: −$1,776
• After-tax cash flow: $8,936/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

+1775.0% since first listed

17 events — show timeline

• 2026-04-02 Listed $225,000 Global MLS
• 2025-05-15 Listing Removed — Global MLS
• 2025-04-21 Price Changed $179,900 Global MLS
• 2025-04-18 Price Changed $194,000 Global MLS
• 2025-04-10 Listed $199,000 Global MLS
• 2025-02-05 Listing Removed — Global MLS
• 2025-01-10 Price Changed $209,900 Global MLS
• 2025-01-10 Price Changed $214,900 Global MLS
• 2024-12-27 Listed $239,900 Global MLS
• 2018-05-30 Sold (MLS) $9,400 Global MLS
• 2018-05-04 Pending — Global MLS
• 2018-04-07 Price Changed $15,000 Global MLS
• 2018-04-07 Relisted — Global MLS
• 2018-03-20 Pending — Global MLS
• 2017-12-30 Listed $25,000 Global MLS
• 2000-01-07 Sold (Public Records) $23,500 Public Records
• 1999-07-30 Sold (Public Records) $12,000 Public Records

Property tax history

+23.8%/yr

Latest (2025): $501 · -5.4% YoY. Source: county tax records.