250 E Main St · Amsterdam, NY 12010

$175,000

4 bd · 2.0 ba · 2,268 sqft · MultiFamily public records · 568 Days on market

Built 1900 2,178 sqft lot $77/sqft · 22% below area Est $224k · 22% 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

Charming 2-Family Home in the Heart of Amsterdam Excellent investment opportunity! This well-maintained 2-family home features two spacious units, each offering 3 bedrooms and 1.5 bathrooms. Highlights include numerous updates, separate utilities, and a handicap-accessible ramp for the first-floor unit. Water, sewer, and garbage services are conveniently included in the taxes. Property is being sold with tenants in place; leases are active. No seller financing available. Ideally located within walking distance to shopping, dining, downtown amenities, and public transportation. Don't miss this rare chance—schedule your showing today!

Key facts

• 2,178 sq ft lot
• Built 1900
• Listed 568 days

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $528/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; 1 comparable units currently listed for rent nearby; 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 + $18k 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 568 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $175k implies a 1196% 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 568 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: 1.58% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.87%
• DSCR: 2.15
• GRM: 5.3

CMA / ARV

• ARV (median comp): $224,290
• List price: $175,000
• Delta: -21.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 1/2 Reid St	0.29mi	4/2.0	2,346 (+3%)	1mo	$130,000	$55	80
2 De Graff St	0.34mi	5/2.0 (+1)	2,160 (-5%)	19mo	$100,000	$46	55
17-19 Brookside Ave	0.65mi	5/2.0 (+1)	2,400 (+6%)	2mo	$135,000	$56	54
30 High St	0.45mi	5/2.0 (+1)	2,184 (-4%)	17mo	$200,000	$92	53
20 Milton Ave	0.67mi	4/2.0	2,286 (+1%)	18mo	$128,000	$56	52
28 Gorski St	0.66mi	5/2.0 (+1)	2,388 (+5%)	7mo	$271,000	$113	50
50 Gorski St	0.67mi	4/2.0	2,160 (-5%)	23mo	$227,000	$105	41
35 Locust Ave	0.69mi	5/3.0 (+1)	2,496 (+10%)	10mo	$232,800	$93	34
3 Young Ave	0.64mi	5/2.0 (+1)	1,978 (-13%)	22mo	$116,000	$59	25

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: 43.8%
• Equity multiple: 4.32×
• Total profit: $162,571
• Equity at exit: $157,654

10-year hold

• IRR: 37.9%
• Equity multiple: 9.69×
• Total profit: $425,821
• Equity at exit: $339,987

Cash invested: $49,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,760 high
• Mortgage (P&I): −$918
• Tax from tax record: −$134 /mo · $1,602/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $1,056

Break-even live

Break-even rent $1,423

Max offer price $175,000

Occupancy floor 57%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$2,760
Total (2 units)			$2,760

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Stewart St Unit 2 Amsterdam, NY	4.0	1.0	2800	$1,650	$0.59	43d	1	1.46mi

Listing history 39 events

1. 2026-06-18
   days on market $175,000 Active 568 DOM
2. 2026-06-17
   days on market $175,000 Active 567 DOM
3. 2026-06-16
   days on market $175,000 Active 566 DOM
4. 2026-06-15
   days on market $175,000 Active 565 DOM
5. 2026-06-14
   days on market $175,000 Active 563 DOM
6. 2026-06-13
   days on market $175,000 Active 562 DOM
7. 2026-06-10
   days on market $175,000 Active 560 DOM
8. 2026-06-09
   days on market $175,000 Active 559 DOM
9. 2026-06-08
   days on market $175,000 Active 558 DOM
10. 2026-06-07
    days on market $175,000 Active 557 DOM
11. 2026-06-03
    days on market $175,000 Active 553 DOM
12. 2026-06-02
    days on market $175,000 Active 552 DOM
13. 2026-06-01
    days on market $175,000 Active 551 DOM
14. 2026-05-31
    days on market $175,000 Active 550 DOM
15. 2026-05-31
    days on market $175,000 Active 549 DOM
16. 2025-05-27
    status Active 649-char remark

    Show marketing remark (649 chars)

    Charming 2-Family Home in the Heart of Amsterdam Excellent investment opportunity! This well-maintained 2-family home features two spacious units, each offering 3 bedrooms and 1.5 bathrooms. Highlights include numerous updates, separate utilities, and a handicap-accessible ramp for the first-floor unit. Water, sewer, and garbage services are conveniently included in the taxes. Property is being sold with tenants in place; leases are active. No seller financing available. Ideally located within walking distance to shopping, dining, downtown amenities, and public transportation. Don't miss this rare chance—schedule your showing today!

17. 2025-05-27
    historical

    Show marketing remark (649 chars)

    Charming 2-Family Home in the Heart of Amsterdam Excellent investment opportunity! This well-maintained 2-family home features two spacious units, each offering 3 bedrooms and 1.5 bathrooms. Highlights include numerous updates, separate utilities, and a handicap-accessible ramp for the first-floor unit. Water, sewer, and garbage services are conveniently included in the taxes. Property is being sold with tenants in place; leases are active. No seller financing available. Ideally located within walking distance to shopping, dining, downtown amenities, and public transportation. Don't miss this rare chance—schedule your showing today!

18. 2025-05-27
    historical 649-char remark

    Show marketing remark (649 chars)

    Charming 2-Family Home in the Heart of Amsterdam Excellent investment opportunity! This well-maintained 2-family home features two spacious units, each offering 3 bedrooms and 1.5 bathrooms. Highlights include numerous updates, separate utilities, and a handicap-accessible ramp for the first-floor unit. Water, sewer, and garbage services are conveniently included in the taxes. Property is being sold with tenants in place; leases are active. No seller financing available. Ideally located within walking distance to shopping, dining, downtown amenities, and public transportation. Don't miss this rare chance—schedule your showing today!

19. 2025-02-26
    price $175,000

    Show marketing remark (649 chars)

    Charming 2-Family Home in the Heart of Amsterdam Excellent investment opportunity! This well-maintained 2-family home features two spacious units, each offering 3 bedrooms and 1.5 bathrooms. Highlights include numerous updates, separate utilities, and a handicap-accessible ramp for the first-floor unit. Water, sewer, and garbage services are conveniently included in the taxes. Property is being sold with tenants in place; leases are active. No seller financing available. Ideally located within walking distance to shopping, dining, downtown amenities, and public transportation. Don't miss this rare chance—schedule your showing today!

20. 2025-02-26
    price $175,000 649-char remark

    Show marketing remark (649 chars)

    Charming 2-Family Home in the Heart of Amsterdam Excellent investment opportunity! This well-maintained 2-family home features two spacious units, each offering 3 bedrooms and 1.5 bathrooms. Highlights include numerous updates, separate utilities, and a handicap-accessible ramp for the first-floor unit. Water, sewer, and garbage services are conveniently included in the taxes. Property is being sold with tenants in place; leases are active. No seller financing available. Ideally located within walking distance to shopping, dining, downtown amenities, and public transportation. Don't miss this rare chance—schedule your showing today!

21. 2024-11-29
    listed $185,000 Active
22. 2024-11-29
    listed $185,000 Active
23. 2024-11-26
    listed $185,000 Active 649-char remark

    Show marketing remark (649 chars)

    Charming 2-Family Home in the Heart of Amsterdam Excellent investment opportunity! This well-maintained 2-family home features two spacious units, each offering 3 bedrooms and 1.5 bathrooms. Highlights include numerous updates, separate utilities, and a handicap-accessible ramp for the first-floor unit. Water, sewer, and garbage services are conveniently included in the taxes. Property is being sold with tenants in place; leases are active. No seller financing available. Ideally located within walking distance to shopping, dining, downtown amenities, and public transportation. Don't miss this rare chance—schedule your showing today!

24. 2024-11-19
    historical
25. 2024-09-25
    price $184,900
26. 2024-07-01
    price $199,900
27. 2024-06-18
    listed $219,900 Active
28. 2019-07-05
    historical
29. 2019-01-05
    listed $88,500 New
30. 2014-09-03
    historical
31. 2014-04-02
    listed $65,000
32. 2009-03-30
    soldstatus $13,500
33. 2009-02-26
    historical
34. 2008-09-11
    listed $15,300
35. 2007-12-04
    historical
36. 2007-07-10
    listed $79,500
37. 2005-11-09
    soldstatus $60,000
38. 2003-06-12
    soldstatus $25,000
39. 1996-02-01
    soldstatus $35,893

ⓘ 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: $1,602 · $134/mo
• Projected year-2 tax: $2,280 · $190/mo
• Expected delta: +$678/yr (+$56/mo · 42.3%)

ⓘ 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 4/10 Moderate 8 d/yr ≥95°F today · 18 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: $33,120
• − Mortgage interest: −$9,803
• − Property taxes: −$1,602
• − Insurance: −$875
• − Repairs & maintenance: −$2,650
• − Management: −$2,650
• − Depreciation: −$5,091
• Taxable income: $10,450
• Est. tax owed @ 24.0%: −$2,508
• After-tax cash flow: $10,167/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

+387.6% since first listed

24 events — show timeline

• 2025-05-27 Relisted — Global MLS
• 2025-05-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-27 Listing Removed — Global MLS
• 2025-02-26 Price Changed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-26 Price Changed $175,000 Global MLS
• 2024-11-29 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-29 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-26 Listed $185,000 Global MLS
• 2024-11-19 Listing Removed — Global MLS
• 2024-09-25 Price Changed $184,900 Global MLS
• 2024-07-01 Price Changed $199,900 Global MLS
• 2024-06-18 Listed $219,900 Global MLS
• 2019-07-05 Listing Removed — Global MLS
• 2019-01-05 Listed $88,500 Global MLS
• 2014-09-03 Listing Removed — Global MLS
• 2014-04-02 Listed $65,000 Global MLS
• 2009-03-30 Sold (MLS) $13,500 Global MLS
• 2009-02-26 Listing Removed — Global MLS
• 2008-09-11 Listed $15,300 Global MLS
• 2007-12-04 Listing Removed — Global MLS
• 2007-07-10 Listed $79,500 Global MLS
• 2005-11-09 Sold (Public Records) $60,000 Public Records
• 2003-06-12 Sold (Public Records) $25,000 Public Records
• 1996-02-01 Sold (Public Records) $35,893 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,602 · -5.4% YoY. Source: county tax records.