8 Mccleary Ave · Amsterdam, NY 12010

$199,900

6 bd · 2.0 ba · 2,528 sqft · MultiFamily public records · 56 Days on market

Built 1900 5,227 sqft lot $79/sqft · 23% below area Est $258k · 23% 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

Large two-family home on a quiet street. Each apartment has a formal diningroom and three bedrooms, two car garage, hardwood floors, freshly painted decks. Beautiful woodwork, a must see property.

Key facts

• Large deck
• Expansive lot
• Renovated bathrooms

Tags

• DOUBLE LOT
• UPDATED KITCHENS
• RENOVATED BATHROOMS
• ATTACHED 2-CAR GARAGE
• LARGE DECK
• EXPANSIVE LOT

Property features AI

Finance

• Financial info: Property configured as a 2-unit building; Tenants pay hot water, heat, internet, cable TV, electricity and gas; Owner is responsible for water, trash collection and snow removal

Exterior

• Parking: Attached garage (heated) with 2 garage spaces; Additional paved driveway and off-street parking for a total of 10 parking spaces; Garage with workshop area, storage, and garage door opener
• Security: Security lights; Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electric with circuit breakers; Cable connected
• Home design: Duplex; Multiple stories (separate units on different floors); Entry accessible from front porch
• Construction: Vinyl siding; Block, combination, and stone foundation; Shingle/asphalt roof; Built with below-grade finished area
• Exterior features: Front, rear and covered porches; Deck with pressure-treated components; Garden; Garage(s) structure on property

Interior

• Kitchen: Unit 1: 1 kitchen; Unit 2: 1 kitchen
• Bedrooms: Unit 1: 3 bedrooms (all on 1st floor); Unit 2: 3 bedrooms (all on 2nd floor)
• Flooring: Vinyl; Carpet; Ceramic tile; Hardwood; Laminate
• Bathrooms: Total: 2 full bathrooms; Unit 1: 1 full bathroom (1st floor); Unit 2: 1 full bathroom (2nd floor) plus 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Window cooling units
• Interior features: High-speed internet available; Built-in features; Ceramic tile baths; Sliding doors; Storm door(s); Screens; Double-pane, ENERGY STAR qualified, insulated windows
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.2-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $536/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.

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: Amsterdam High School (math 75% / reading 82%, grade A-, #563 of 1,100 statewide, top 52%, 1,179 students, 68% FRL) — zoned schools average 68% FRL vs 40% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 78% at this address vs 38% district-wide (+40 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; 210 units permitted in Montgomery County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.53% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.97%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (median comp): $258,129
• List price: $199,900
• Delta: -22.56%
• 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
10 4th St	0.09mi	6/2.0	2,460 (-3%)	0mo	$220,000	$89	91
232-234 Locust Ave	0.40mi	6/2.0	2,620 (+4%)	7mo	$195,000	$74	70
22 Cochrane Ave	0.17mi	6/2.0	2,600 (+3%)	23mo	$229,000	$88	68
387-389 Locust Ave	0.46mi	7/3.0 (+1)	2,490 (-2%)	8mo	$140,000	$56	61
249 Forest Ave	0.34mi	5/3.0 (-1)	2,590 (+2%)	13mo	$175,000	$68	60
356-358 Locust Ave	0.42mi	6/2.0	2,346 (-7%)	10mo	$175,000	$75	60
211 Forest Ave	0.44mi	6/2.0	2,225 (-12%)	1mo	$190,000	$85	58
26 Van Derveer St	0.68mi	6/2.0	2,300 (-9%)	1mo	$148,000	$64	52
298-300 Locust Ave	0.38mi	5/2.0 (-1)	2,156 (-15%)	10mo	$110,000	$51	45
35 Milton Ave	0.75mi	7/2.5 (+1)	2,384 (-6%)	8mo	$240,000	$101	42
38 Milton Ave	0.72mi	6/2.0	2,148 (-15%)	2mo	$211,400	$98	40
17 Pleasant Ave	0.51mi	5/2.0 (-1)	2,888 (+14%)	23mo	$220,000	$76	28

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: 41.5%
• Equity multiple: 4.16×
• Total profit: $177,122
• Equity at exit: $180,086

10-year hold

• IRR: 35.8%
• Equity multiple: 9.36×
• Total profit: $467,994
• Equity at exit: $388,362

Cash invested: $55,972 (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: 10.9×

Monthly cashflow live

• Estimated rent: $3,063 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$217 /mo · $2,604/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $1,071

Break-even live

Break-even rent $1,707

Max offer price $199,900

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.2	$3,064
Total (2 units)			$3,063

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $199,900 Active 56 DOM
2. 2026-06-17
   days on market $199,900 Active 55 DOM
3. 2026-06-16
   days on market $199,900 Active 54 DOM
4. 2026-06-15
   days on market $199,900 Active 53 DOM
5. 2026-06-14
   days on market $199,900 Active 51 DOM
6. 2026-06-13
   days on market $199,900 Active 50 DOM
7. 2026-06-10
   days on market $199,900 Active 48 DOM
8. 2026-06-09
   days on market $199,900 Active 47 DOM
9. 2026-06-08
   days on market $199,900 Active 46 DOM
10. 2026-06-07
    days on market $199,900 Active 45 DOM
11. 2026-06-03
    days on market $199,900 Active 41 DOM
12. 2026-06-02
    days on market $199,900 Active 40 DOM
13. 2026-06-01
    days on market $199,900 Active 39 DOM
14. 2026-05-31
    days on market $199,900 Active 38 DOM
15. 2026-05-31
    days on market $199,900 Active 37 DOM
16. 2026-05-13
    price $239,900 1269-char remark
17. 2026-04-22
    listed $249,900 Active 1269-char remark
18. 2024-01-05
    soldstatus $155,000
19. 2024-01-02
    soldstatus $155,000 Closed 196-char remark

    Show marketing remark (196 chars)

    Large two-family home on a quiet street. Each apartment has a formal diningroom and three bedrooms, two car garage, hardwood floors, freshly painted decks. Beautiful woodwork, a must see property.

20. 2023-10-31
    status Pending 196-char remark

    Show marketing remark (196 chars)

    Large two-family home on a quiet street. Each apartment has a formal diningroom and three bedrooms, two car garage, hardwood floors, freshly painted decks. Beautiful woodwork, a must see property.

21. 2023-10-18
    listed $150,000 Active 196-char remark

    Show marketing remark (196 chars)

    Large two-family home on a quiet street. Each apartment has a formal diningroom and three bedrooms, two car garage, hardwood floors, freshly painted decks. Beautiful woodwork, a must see property.

22. 2021-05-21
    historical
23. 2021-05-13
    price $107,300
24. 2021-05-03
    listed $115,000 New
25. 2006-07-17
    soldstatus $93,000
26. 2006-05-31
    historical
27. 2006-05-19
    listed $89,900
28. 1999-12-10
    soldstatus $18,000
29. 1999-03-11
    listed $23,500
30. 1998-09-11
    soldstatus $43,000

ⓘ 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: $2,604 · $217/mo
• Projected year-2 tax: $2,991 · $249/mo
• Expected delta: +$387/yr (+$32/mo · 14.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $36,756
• − Mortgage interest: −$11,198
• − Property taxes: −$2,604
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,940
• − Management: −$2,940
• − Depreciation: −$5,815
• Taxable income: $10,259
• Est. tax owed @ 24.0%: −$2,462
• After-tax cash flow: $10,392/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

+364.9% since first listed

16 events — show timeline

• 2026-05-28 Price Changed $199,900 Global MLS
• 2026-05-13 Price Changed $239,900 Global MLS
• 2026-04-22 Listed $249,900 Global MLS
• 2024-01-05 Sold (Public Records) $155,000 Public Records
• 2024-01-02 Sold (MLS) $155,000 Global MLS
• 2023-10-31 Pending — Global MLS
• 2023-10-18 Listed $150,000 Global MLS
• 2021-05-21 Listing Removed — Global MLS
• 2021-05-13 Price Changed $107,300 Global MLS
• 2021-05-03 Listed $115,000 Global MLS
• 2006-07-17 Sold (MLS) $93,000 Global MLS
• 2006-05-31 Listing Removed — Global MLS
• 2006-05-19 Listed $89,900 Global MLS
• 1999-12-10 Sold (MLS) $18,000 Global MLS
• 1999-03-11 Listed $23,500 Global MLS
• 1998-09-11 Sold (Public Records) $43,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,604 · -5.4% YoY. Source: county tax records.