22-24 Kreisel Ter · Amsterdam, NY 12010

$265,000

6 bd · 2.0 ba · 2,294 sqft · MultiFamily · 21 Days on market

Built 1900 Fair condition 10,018 sqft lot $116/sqft · 22% above area Est $217k · 22% over

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Why this score? — see what drove the C- 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 +20.3/30.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 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 property with many updates in the past few years. Flooring, kitchen appliances and most windows were replaced. Spacious living room in both units, each offers 3 bedrooms and a large kitchen. The second floor unit has access to a full attic offering extra storage/bonus room. Walk out basement opening to a sizable back yard and offers a second convenient way of entering the house right from your off street parking. New roof installed in 2022. Beautiful hardwood floors and molding. This property has been easy to rent and maintain for the current owner. It's a must see.

Key facts

• Newer roof
• Finished bonus space
• New appliances

Tags

• FINISHED BONUS SPACE
• GRANITE COUNTERTOPS
• NEW APPLIANCES
• NEWER ROOF
• QUIET DEAD END STREET
• STORAGE SPACE

Property features AI

Finance

• Financial info: 2 total units; Tenants pay: hot water, heat, internet, cable TV; Owner pays: trash collection, sewer, snow removal, grounds care

Exterior

• Parking: Detached garage with garage door opener; Off-street parking (2 total spaces)
• Utilities: Public water; Public sewer
• Home design: Duplex; Vinyl siding; Shingle/asphalt roof; Lot dimensions approximately 100 x 100
• Construction: Vinyl siding construction; Shingle/asphalt roof; Full basement foundation
• Exterior features: Deck; Front porch; Above-ground pool; Cleared lot; Additional exterior structures: garages

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms
• Flooring: Tile flooring; Hardwood flooring
• Bathrooms: 2 full bathrooms (one on 1st level, one on 2nd level); Unit 1: 1 full bath; Unit 2: 1 full bath
• Heating & cooling: Forced air heating; Window cooling units
• Interior features: Paddle fan; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $265k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive. Per door: $171/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $261k (1.5% 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 $28k of equity ($2k loan paydown + $26k 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 $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $140k; list at $265k implies a 89% 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 $261,025 (1.5% below list)

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.04% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $217,045
• List price: $265,000
• Delta: 22.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 E Main St	0.09mi	6/2.0	2,164 (-6%)	3mo	$199,900	$92	84
45 Pulaski St	0.22mi	6/2.0	2,348 (+2%)	5mo	$242,500	$103	82
223-225 Vrooman Ave	0.07mi	6/2.0	2,252 (-2%)	16mo	$85,000	$38	81
36 Hibbard St	0.21mi	6/2.0	2,406 (+5%)	4mo	$224,000	$93	78
17 Hawk St	0.46mi	6/2.0	2,296 (+0%)	2mo	$198,000	$86	77
9-11 Teller St	0.31mi	6/2.0	2,340 (+2%)	12mo	$190,000	$81	72
225 Church St	0.53mi	6/2.0	2,328 (+2%)	5mo	$215,000	$92	69
40 James St	0.34mi	6/2.5	2,200 (-4%)	11mo	$135,000	$61	66
28 Gorski St	0.53mi	5/2.0 (-1)	2,388 (+4%)	7mo	$271,000	$113	58
208 Church St	0.48mi	6/2.0	2,424 (+6%)	17mo	$230,000	$95	54
38 Milton Ave	0.73mi	6/2.0	2,148 (-6%)	2mo	$211,400	$98	54
35 Milton Ave	0.74mi	7/2.5 (+1)	2,384 (+4%)	8mo	$240,000	$101	45

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: 28.3%
• Equity multiple: 3.24×
• Total profit: $166,146
• Equity at exit: $238,733

10-year hold

• IRR: 24.6%
• Equity multiple: 7.36×
• Total profit: $472,228
• Equity at exit: $514,837

Cash invested: $74,200 (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: 16.1×

Monthly cashflow live

• Estimated rent: $2,751 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $342

Break-even live

Break-even rent $2,318

Max offer price $265,000

Occupancy floor 83%

Sensitivity live

Price	-10% $525	-5% $434	+0% $342	+5% $250	+10% $159
Rent	-10% $125	-5% $233	+0% $342	+5% $451	+10% $559
Rate	-1.0pp $475	-0.5pp $409	base $342	+0.5pp $273	+1.0pp $203

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,752
Total (2 units)			$2,751

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-03
   statusdays on market $265,000 Pending 21 DOM
2. 2026-06-02
   days on market $265,000 Active 20 DOM
3. 2026-06-01
   days on market $265,000 Active 19 DOM
4. 2026-05-31
   days on market $265,000 Active 18 DOM
5. 2026-05-31
   days on market $265,000 Active 17 DOM
6. 2026-05-12
   listed $265,000 Active 647-char remark
7. 2025-10-30
   status Pending
8. 2025-10-30
   historical
9. 2025-09-28
   price $284,900
10. 2025-09-02
    listed $299,900 Active
11. 2023-08-02
    soldstatus $140,000 Closed

    Show marketing remark (581 chars)

    Two unit property with many updates in the past few years. Flooring, kitchen appliances and most windows were replaced. Spacious living room in both units, each offers 3 bedrooms and a large kitchen. The second floor unit has access to a full attic offering extra storage/bonus room. Walk out basement opening to a sizable back yard and offers a second convenient way of entering the house right from your off street parking. New roof installed in 2022. Beautiful hardwood floors and molding. This property has been easy to rent and maintain for the current owner. It's a must see.

12. 2023-05-26
    status Pending

    Show marketing remark (581 chars)

    Two unit property with many updates in the past few years. Flooring, kitchen appliances and most windows were replaced. Spacious living room in both units, each offers 3 bedrooms and a large kitchen. The second floor unit has access to a full attic offering extra storage/bonus room. Walk out basement opening to a sizable back yard and offers a second convenient way of entering the house right from your off street parking. New roof installed in 2022. Beautiful hardwood floors and molding. This property has been easy to rent and maintain for the current owner. It's a must see.

13. 2023-05-18
    status Active

    Show marketing remark (581 chars)

    Two unit property with many updates in the past few years. Flooring, kitchen appliances and most windows were replaced. Spacious living room in both units, each offers 3 bedrooms and a large kitchen. The second floor unit has access to a full attic offering extra storage/bonus room. Walk out basement opening to a sizable back yard and offers a second convenient way of entering the house right from your off street parking. New roof installed in 2022. Beautiful hardwood floors and molding. This property has been easy to rent and maintain for the current owner. It's a must see.

14. 2023-05-18
    price $129,000

    Show marketing remark (581 chars)

    Two unit property with many updates in the past few years. Flooring, kitchen appliances and most windows were replaced. Spacious living room in both units, each offers 3 bedrooms and a large kitchen. The second floor unit has access to a full attic offering extra storage/bonus room. Walk out basement opening to a sizable back yard and offers a second convenient way of entering the house right from your off street parking. New roof installed in 2022. Beautiful hardwood floors and molding. This property has been easy to rent and maintain for the current owner. It's a must see.

15. 2023-05-09
    status Pending

    Show marketing remark (581 chars)

    Two unit property with many updates in the past few years. Flooring, kitchen appliances and most windows were replaced. Spacious living room in both units, each offers 3 bedrooms and a large kitchen. The second floor unit has access to a full attic offering extra storage/bonus room. Walk out basement opening to a sizable back yard and offers a second convenient way of entering the house right from your off street parking. New roof installed in 2022. Beautiful hardwood floors and molding. This property has been easy to rent and maintain for the current owner. It's a must see.

16. 2023-04-24
    listed $149,000 Active

    Show marketing remark (581 chars)

    Two unit property with many updates in the past few years. Flooring, kitchen appliances and most windows were replaced. Spacious living room in both units, each offers 3 bedrooms and a large kitchen. The second floor unit has access to a full attic offering extra storage/bonus room. Walk out basement opening to a sizable back yard and offers a second convenient way of entering the house right from your off street parking. New roof installed in 2022. Beautiful hardwood floors and molding. This property has been easy to rent and maintain for the current owner. It's a must see.

17. 2006-08-16
    soldstatus $82,150
18. 2006-06-22
    historical
19. 2006-06-17
    listed $81,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $33,012
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,641
• − Management: −$2,641
• − Depreciation: −$7,709
• Taxable loss: −$123
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $4,133/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 2-family home requires moderate repairs and maintenance to improve its condition and value. Key updates include fresh paint, new cabinets, and exterior repairs.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Moderate Exterior siding — Weathered appearance
• Moderate Interior walls — Painted walls show wear

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Resale Replace kitchen cabinets — New cabinets improve functionality and aesthetics.
• Resale Repair exterior siding — Fresh siding improves curb appeal and home value.
• Both Landscaping — Well-maintained landscaping enhances curb appeal and property value.
• Rental HVAC maintenance — Up-to-date HVAC systems ensure comfort and attract renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Interior walls · Painted walls show wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Replace kitchen cabinets — New cabinets improve functionality and aesthetics. ↑
• Resale Repair exterior siding — Fresh siding improves curb appeal and home value. ↑
• Both Landscaping — Well-maintained landscaping enhances curb appeal and property value. ↑
• Rental HVAC maintenance — Up-to-date HVAC systems ensure comfort and attract renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+227.2% since first listed

15 events — show timeline

• 2026-06-03 Pending — Global MLS
• 2026-05-12 Listed $265,000 Global MLS
• 2025-10-30 Pending — Global MLS
• 2025-10-30 Listing Removed — Global MLS
• 2025-09-28 Price Changed $284,900 Global MLS
• 2025-09-02 Listed $299,900 Global MLS
• 2023-08-02 Sold (MLS) $140,000 Global MLS
• 2023-05-26 Pending — Global MLS
• 2023-05-18 Relisted — Global MLS
• 2023-05-18 Price Changed $129,000 Global MLS
• 2023-05-09 Pending — Global MLS
• 2023-04-24 Listed $149,000 Global MLS
• 2006-08-16 Sold (MLS) $82,150 Global MLS
• 2006-06-22 Listing Removed — Global MLS
• 2006-06-17 Listed $81,000 Global MLS