15 Henrietta St · Amsterdam, NY 12010

$175,000

2 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 71 Days on market

Built 1970 Average condition 1,742 sqft lot $164/sqft · 21% below area Est $222k · 21% under ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Appreciation +10.0/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

What an incredible opportunity this property offers. Originally designed for both commercial and residential use, it is now zoned residential and presents exceptional flexibility--ideal as a single-family home with separate living quarters or easily converted into a two-unit property. Located in the heart of Amsterdam's West End, this home offers exceptional convenience with close proximity to the hospital, local bars and restaurants, convenience stores, and the train station--all within walking distance. The right side of the home features a spacious living room with sliding doors that open to a cozy front deck/porch. This side also includes a large kitchen with ample cabinetry, a full bath, and a comfortable bedroom. A shared laundry room connects to the left side of the property, which offers its own full bath, a living room (with potential to be converted into an open-concept living/kitchen great room), and a bedroom. Sliding doors on this side lead to a private front deck/porch, creating a separate and inviting entrance. The home also includes a dry basement equipped with on-demand hot water and a furnace, adding efficiency and peace of mind. A 2-year-old roof adds additional value and reduces immediate maintenance concerns. With a shared driveway and a small side yard, this versatile property is full of potential and should not be overlooked. Move in condition!

Key facts

• Two-unit property
• Ample cabinetry
• Large kitchen

Tags

• SEPARATE LIVING QUARTERS
• TWO-UNIT PROPERTY
• CLOSE PROXIMITY TO HOSPITAL
• SPACIOUS LIVING ROOM
• LARGE KITCHEN
• AMPLE CABINETRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $9 ($109/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (19.2% below list).
• Recommended offer: $141k (19.2% below list) — sets the bar for 1% rule.

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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 ~3 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 71 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,336 (19.2% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (median comp): $221,982
• List price: $175,000
• Delta: -21.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Henrietta Blvd	0.31mi	2/1.0	980 (-8%)	4mo	$100,000	$102	65
18 Evelyn Ave	0.29mi	3/1.5 (+1)	1,050 (-1%)	15mo	$175,000	$167	64
23 Henrietta Blvd	0.31mi	2/2.0	1,150 (+8%)	19mo	$185,000	$161	56
44 Knollwood Ave	0.43mi	3/1.0 (+1)	1,176 (+10%)	4mo	$175,000	$149	51
83 Wesleyan Ave	0.48mi	3/1.0 (+1)	1,134 (+7%)	12mo	$217,300	$192	48
56 Fairmont Ave	0.54mi	3/2.0 (+1)	1,100 (+3%)	20mo	$232,000	$211	47
28 Northampton Rd	0.56mi	3/1.0 (+1)	975 (-8%)	8mo	$77,770	$80	44
93 Union St	0.68mi	2/2.0	1,125 (+6%)	20mo	$165,000	$147	42
83 The Mall St	0.56mi	3/2.5 (+1)	1,152 (+8%)	23mo	$270,000	$234	34
88 Evelyn Ave	0.65mi	3/1.5 (+1)	1,152 (+8%)	22mo	$182,400	$158	30
65 Knollwood Ave	0.57mi	3/1.0 (+1)	936 (-12%)	19mo	$130,000	$139	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: 24.4%
• Equity multiple: 2.96×
• Total profit: $95,847
• Equity at exit: $157,654

10-year hold

• IRR: 21.6%
• Equity multiple: 6.75×
• Total profit: $281,716
• 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: 10.3×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$918
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $9

Break-even live

Break-even rent $1,402

Max offer price $175,000

Occupancy floor 94%

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 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	14d	1	0.45mi
62 Glen Ave Amsterdam, NY	3.0	1.0	1115	$1,550	$1.39	23d	1	0.92mi
18 Garden St Amsterdam, NY	3.0	1.0	1180	$1,300	$1.10	19d	1	0.94mi
70 Wall St Amsterdam, NY	3.0	1.0	1098	$1,300	$1.18	19d	1	1.02mi
214 Market St Amsterdam, NY	3.0	1.5	1500	$1,300	$0.87	23d	1	1.19mi
214 Market St Amsterdam, NY	3.0	1.5	1500	$1,450	$0.97	44d	1	1.19mi
49 Elizabeth St Amsterdam, NY	3.0	1.0	1300	$1,450	$1.12	21d	1	1.28mi
21 Dewitt St Unit 2nd floor Amsterdam, NY	3.0	1.0	1000	$1,450	$1.45	14d	1	1.34mi

Listing history 7 events

1. 2026-06-03
   status $175,000 Pending 71 DOM
2. 2026-06-02
   days on market $175,000 Active 71 DOM
3. 2026-06-01
   days on market $175,000 Active 70 DOM
4. 2026-05-31
   days on market $175,000 Active 69 DOM
5. 2026-05-31
   days on market $175,000 Active 68 DOM
6. 2026-04-23
   price $175,000 1389-char remark

   Show marketing remark (1389 chars)

   What an incredible opportunity this property offers. Originally designed for both commercial and residential use, it is now zoned residential and presents exceptional flexibility--ideal as a single-family home with separate living quarters or easily converted into a two-unit property. Located in the heart of Amsterdam's West End, this home offers exceptional convenience with close proximity to the hospital, local bars and restaurants, convenience stores, and the train station--all within walking distance. The right side of the home features a spacious living room with sliding doors that open to a cozy front deck/porch. This side also includes a large kitchen with ample cabinetry, a full bath, and a comfortable bedroom. A shared laundry room connects to the left side of the property, which offers its own full bath, a living room (with potential to be converted into an open-concept living/kitchen great room), and a bedroom. Sliding doors on this side lead to a private front deck/porch, creating a separate and inviting entrance. The home also includes a dry basement equipped with on-demand hot water and a furnace, adding efficiency and peace of mind. A 2-year-old roof adds additional value and reduces immediate maintenance concerns. With a shared driveway and a small side yard, this versatile property is full of potential and should not be overlooked. Move in condition!

7. 2026-03-23
   listed $179,999 Active 1389-char remark

   Show marketing remark (1389 chars)

   What an incredible opportunity this property offers. Originally designed for both commercial and residential use, it is now zoned residential and presents exceptional flexibility--ideal as a single-family home with separate living quarters or easily converted into a two-unit property. Located in the heart of Amsterdam's West End, this home offers exceptional convenience with close proximity to the hospital, local bars and restaurants, convenience stores, and the train station--all within walking distance. The right side of the home features a spacious living room with sliding doors that open to a cozy front deck/porch. This side also includes a large kitchen with ample cabinetry, a full bath, and a comfortable bedroom. A shared laundry room connects to the left side of the property, which offers its own full bath, a living room (with potential to be converted into an open-concept living/kitchen great room), and a bedroom. Sliding doors on this side lead to a private front deck/porch, creating a separate and inviting entrance. The home also includes a dry basement equipped with on-demand hot water and a furnace, adding efficiency and peace of mind. A 2-year-old roof adds additional value and reduces immediate maintenance concerns. With a shared driveway and a small side yard, this versatile property is full of potential and should not be overlooked. Move in condition!

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $2,180 · $182/mo
• Expected delta: +$778/yr (+$65/mo · 55.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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 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: $16,960
• − Mortgage interest: −$9,803
• − Property taxes: −$1,402
• − Insurance: −$875
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$5,091
• Taxable loss: −$2,924
• Est. tax savings @ 24.0%: +$702
• After-tax cash flow: $811/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 · 3 photos

Average 55/100 Moderate rehab

This property offers a good investment opportunity with moderate rehab needs. Upgrades to the exterior, kitchen, and landscaping would significantly enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Aesthetic update needed.
• Minor Bathtub — Update needed for a fresh look.
• Moderate Exterior siding — Weathered and needs repainting.
• Minor Interior walls — Paint needs touch-up and fresh coats.
• Minor Landscaping — Add plants and mulch for better curb appeal.

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and property value.
• Both Update kitchen cabinets — Modern cabinets improve functionality and aesthetics.
• Both Install new windows — New windows improve energy efficiency and curb appeal.
• Both Landscaping and curb appeal — Enhances property value and attracts potential buyers/tenants.
• Rental HVAC system maintenance — A clean and efficient HVAC system improves tenant satisfaction and reduces utility costs.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Aesthetic update needed.	Minor	$500–3,000
Bathtub · Update needed for a fresh look.	Minor	$500–3,000
Exterior siding · Weathered and needs repainting.	Moderate	$3,000–15,000
Interior walls · Paint needs touch-up and fresh coats.	Minor	$500–3,000
Landscaping · Add plants and mulch for better curb appeal.	Minor	$500–3,000
Total estimated repair cost · 5 items		$5,000–27,000

Value-add ROI direction

• Both Paint exterior siding — Fresh paint enhances curb appeal and property value. ↑
• Both Update kitchen cabinets — Modern cabinets improve functionality and aesthetics. ↑
• Both Install new windows — New windows improve energy efficiency and curb appeal. ↑
• Both Landscaping and curb appeal — Enhances property value and attracts potential buyers/tenants. ↑
• Rental HVAC system maintenance — A clean and efficient HVAC system improves tenant satisfaction and reduces utility costs. ↑

ⓘ 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

-2.8% since first listed

2 events — show timeline

• 2026-04-23 Price Changed $175,000 Global MLS
• 2026-03-23 Listed $179,999 Global MLS

Property tax history

+6.2%/yr

Latest (2025): $1,402 · -5.4% YoY. Source: county tax records.