1-3 Taft Pl · Amsterdam, NY 12010

$249,000

6 bd · 2.0 ba · 1,674 sqft · MultiFamily public records · 79 Days on market

Built 1910 6,098 sqft lot $149/sqft · 8% above area Est $230k · 8% 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 +26.6/30.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• 1% rule +6.6/10.0
• ARV discount +3.8/15.0
• 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

Well-maintained 6-bedroom duplex offering strong income potential and solid construction. Each unit features 3 spacious bedrooms, a bright living room, full kitchen, dining area, and in-unit laundry--ideal for long-term tenants. Located within walking distance to Amsterdam's largest park, this property combines convenience with lifestyle appeal. Interior highlights include a mix of durable laminate and classic hardwood flooring throughout. With each apartment currently generating $1,300/month, this property produces over $30,000 in annual income, making it an excellent opportunity for both new and seasoned investors. Solid bones and consistent rental history provide a dependable addition to any portfolio.

Key facts

• Solid construction
• Full kitchen
• Dining area

Tags

• STRONG INCOME POTENTIAL
• SOLID CONSTRUCTION
• BRIGHT LIVING ROOM
• FULL KITCHEN
• DINING AREA
• IN-UNIT LAUNDRY

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $249k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive. Per door: $333/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $234k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 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; 210 units permitted in Montgomery County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $234,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1910 — 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: 1.16% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.47%
• DSCR: 1.51
• GRM: 7.2

CMA / ARV

• ARV (median comp): $230,292
• List price: $249,000
• Delta: 8.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233-235 Grand St	0.21mi	6/2.0	1,656 (-1%)	1mo	$232,000	$140	88
55 Sloane Ave	0.44mi	6/2.0	1,832 (+9%)	6mo	$255,000	$139	59
17 Reid St	0.44mi	6/2.0	1,716 (+2%)	23mo	$155,000	$90	56
3 Hibbard St	0.46mi	6/2.0	1,824 (+9%)	13mo	$180,000	$99	53
75 Mechanic St	0.56mi	6/2.5	1,744 (+4%)	15mo	$90,000	$52	52
183 Market St	0.29mi	5/2.0 (-1)	1,428 (-15%)	6mo	$190,000	$133	52
85 Fairview Pl	0.63mi	5/3.0 (-1)	1,920 (+15%)	4mo	$135,500	$71	34

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: 32.7%
• Equity multiple: 3.55×
• Total profit: $178,031
• Equity at exit: $224,319

10-year hold

• IRR: 28.2%
• Equity multiple: 8.04×
• Total profit: $490,868
• Equity at exit: $483,752

Cash invested: $69,720 (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: 14.3×

Monthly cashflow live

• Estimated rent: $2,897 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$213 /mo · $2,554/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $666

Break-even live

Break-even rent $2,054

Max offer price $249,000

Occupancy floor 72%

Sensitivity live

Price	-10% $807	-5% $737	+0% $666	+5% $596	+10% $525
Rent	-10% $437	-5% $552	+0% $666	+5% $781	+10% $895
Rate	-1.0pp $792	-0.5pp $730	base $666	+0.5pp $602	+1.0pp $536

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,896
Total (2 units)			$2,897

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $249,000 Active 79 DOM
2. 2026-06-18
   days on market $249,000 Active 76 DOM
3. 2026-06-17
   days on market $249,000 Active 75 DOM
4. 2026-06-16
   days on market $249,000 Active 74 DOM
5. 2026-06-15
   days on market $249,000 Active 73 DOM
6. 2026-06-14
   days on market $249,000 Active 71 DOM
7. 2026-06-13
   days on market $249,000 Active 70 DOM
8. 2026-06-10
   days on market $249,000 Active 68 DOM
9. 2026-06-09
   days on market $249,000 Active 67 DOM
10. 2026-06-08
    days on market $249,000 Active 66 DOM
11. 2026-06-07
    days on market $249,000 Active 65 DOM
12. 2026-06-03
    days on market $249,000 Active 61 DOM
13. 2026-06-02
    days on market $249,000 Active 60 DOM
14. 2026-06-01
    days on market $249,000 Active 59 DOM
15. 2026-05-31
    days on market $249,000 Active 58 DOM
16. 2026-05-31
    days on market $249,000 Active 57 DOM
17. 2026-04-03
    listed $249,000 Active 714-char remark

    Show marketing remark (714 chars)

    Well-maintained 6-bedroom duplex offering strong income potential and solid construction. Each unit features 3 spacious bedrooms, a bright living room, full kitchen, dining area, and in-unit laundry--ideal for long-term tenants. Located within walking distance to Amsterdam's largest park, this property combines convenience with lifestyle appeal. Interior highlights include a mix of durable laminate and classic hardwood flooring throughout. With each apartment currently generating $1,300/month, this property produces over $30,000 in annual income, making it an excellent opportunity for both new and seasoned investors. Solid bones and consistent rental history provide a dependable addition to any portfolio.

18. 2022-01-12
    soldstatus $347,000
19. 2009-01-01
    historical
20. 2006-08-14
    listed $89,900
21. 2005-12-21
    soldstatus $62,000
22. 2005-10-26
    soldstatus $49,000
23. 2004-04-24
    soldstatus $35,000
24. 2004-02-24
    historical
25. 2004-02-19
    listed $25,000
26. 1999-12-10
    soldstatus $49,000

ⓘ 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: $2,554 · $213/mo
• Projected year-2 tax: $3,381 · $282/mo
• Expected delta: +$827/yr (+$69/mo · 32.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $34,764
• − Mortgage interest: −$13,948
• − Property taxes: −$2,554
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,781
• − Management: −$2,781
• − Depreciation: −$7,244
• Taxable income: $4,211
• Est. tax owed @ 24.0%: −$1,011
• After-tax cash flow: $6,985/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

+408.2% since first listed

10 events — show timeline

• 2026-04-03 Listed $249,000 Global MLS
• 2022-01-12 Sold (Public Records) $347,000 Public Records
• 2009-01-01 Listing Removed — Global MLS
• 2006-08-14 Listed $89,900 Global MLS
• 2005-12-21 Sold (Public Records) $62,000 Public Records
• 2005-10-26 Sold (Public Records) $49,000 Public Records
• 2004-04-24 Sold (MLS) $35,000 Global MLS
• 2004-02-24 Listing Removed — Global MLS
• 2004-02-19 Listed $25,000 Global MLS
• 1999-12-10 Sold (Public Records) $49,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,554 · -5.4% YoY. Source: county tax records.