312 Division St · Amsterdam, NY 12010

$124,900

4 bd · 2.0 ba · 1,704 sqft · MultiFamily public records · 10 Days on market

Built 1860 5,227 sqft lot Est $104k · 20% 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
• 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
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks MLS

Two-Unit Investment Opportunity in Amsterdam! Great location close to Lynch Middle School, just a few blocks from West Main St, and various bus routes. Each unit is a 2 Bed/1 Bath and has their own hot water tanks. In need of a full renovation but has great potential to be a true money maker! This is an AS-IS property. CASH BUYERS ONLY! Property is sold via an assignment of contract.

Key facts

• Remodeled bathroom
• Desirable location
• Expanded living area

Tags

• VALUE-ADD DUPLEX
• DESIRABLE LOCATION
• EXPANDED LIVING AREA
• UPDATED KITCHEN
• RENOVATED LIVING ROOM
• REMODELED BATHROOM

Property features AI

Finance

• Financial info: Two-unit multifamily property

Exterior

• Parking: Driveway; 2-car garage (2 garage spaces) and room for 4 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Duplex; Total living area 1,704
• Construction: Block construction; Block foundation
• Exterior features: Asbestos shingle roof; Lot approximately 0.12 acres

Interior

• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Vinyl flooring; Hardwood flooring
• Bathrooms: Two full bathrooms (one full bath on the 1st level and one full bath on the 2nd level)
• Heating & cooling: Oil-fired baseboard heating
• Interior features: Vinyl and hardwood flooring; Full unfinished walk-out basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $648/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).

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: 164 active listings in the ZIP; 8 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $61k; list at $125k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.30% ✓
• Cap rate: 19.29%
• Cash-on-cash: 46.41%
• DSCR: 3.06
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $103,944
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25-27 Caroline St	0.19mi	4/2.0	1,644 (-4%)	10mo	$99,999	$61	77
244 Guy Park Ave	0.32mi	3/2.0 (-1)	1,860 (+9%)	7mo	$95,000	$51	59
471 Guy Park Ave	0.67mi	3/2.0 (-1)	1,616 (-5%)	20mo	$175,000	$108	39

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: 59.0%
• Equity multiple: 5.31×
• Total profit: $150,732
• Equity at exit: $112,520

10-year hold

• IRR: 52.5%
• Equity multiple: 11.84×
• Total profit: $379,145
• Equity at exit: $242,653

Cash invested: $34,972 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,871 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$209 /mo · $2,504/yr
• Insurance: −$52
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $1,297

Break-even live

Break-even rent $1,229

Max offer price $124,900

Occupancy floor 50%

Sensitivity live

Price	-10% $1,368	-5% $1,332	+0% $1,297	+5% $1,262	+10% $1,226
Rent	-10% $1,070	-5% $1,183	+0% $1,297	+5% $1,410	+10% $1,524
Rate	-1.0pp $1,360	-0.5pp $1,329	base $1,297	+0.5pp $1,265	+1.0pp $1,232

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,872
Total (2 units)			$2,871

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
265 W Main St Unit 1 Amsterdam, NY	3.0	1.0	1200	$1,450	$1.21	15d	1	0.37mi
62 Glen Ave Amsterdam, NY	3.0	1.0	1115	$1,550	$1.39	25d	1	0.86mi
18 Garden St Amsterdam, NY	3.0	1.0	1180	$1,300	$1.10	20d	1	0.86mi
70 Wall St Amsterdam, NY	3.0	1.0	1098	$1,300	$1.18	20d	1	0.94mi
214 Market St Amsterdam, NY	3.0	1.5	1500	$1,300	$0.87	25d	1	1.13mi
214 Market St Amsterdam, NY	3.0	1.5	1500	$1,450	$0.97	45d	1	1.13mi
49 Elizabeth St Amsterdam, NY	3.0	1.0	1300	$1,450	$1.12	22d	1	1.21mi
17 Grand St Amsterdam, NY	4.0	1.0	1098	$1,400	$1.28	25d	1	1.36mi

Listing history 8 events

1. 2026-06-21
   days on market $124,900 Active 10 DOM
2. 2026-06-18
   days on market $124,900 Active 7 DOM
3. 2026-06-17
   days on market $124,900 Active 6 DOM
4. 2026-06-16
   days on market $124,900 Active 5 DOM
5. 2026-06-15
   days on market $124,900 Active 4 DOM
6. 2026-06-14
   days on market $124,900 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $124,900 Active 1 DOM

ⓘ 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: $2,504 · $209/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $34,452
• − Mortgage interest: −$6,996
• − Property taxes: −$2,504
• − Insurance: −$1,291
• − Repairs & maintenance: −$2,756
• − Management: −$2,756
• − Depreciation: −$3,633
• Taxable income: $14,515
• Est. tax owed @ 24.0%: −$3,484
• After-tax cash flow: $12,079/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

+115.3% since first listed

9 events — show timeline

• 2026-06-10 Listed $124,900 Global MLS
• 2022-12-28 Sold (Public Records) $61,000 Public Records
• 2022-12-05 Sold (MLS) $61,000 Global MLS
• 2022-09-29 Pending — Global MLS
• 2022-09-22 Listed $64,900 Global MLS
• 2016-01-31 Listing Removed — Global MLS
• 2015-09-10 Listed $64,000 Global MLS
• 2013-08-29 Listing Removed — Global MLS
• 2012-08-31 Listed $58,000 Global MLS

Property tax history

+1.2%/yr

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