3 Young Ave · Amsterdam, NY 12010

$199,900

4 bd · 2.0 ba · 1,978 sqft · MultiFamily public records · 23 Days on market

Built 1880 Fair condition 9,147 sqft lot $101/sqft · 33% below area Est $298k · 33% 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.4/10.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

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

Listing remarks MLS

2 Family Home located in quiet neighborhood and offers a great back yard. Could be family/owner occupied. Currently rented to long-term tenants. A little sweat could produce some good equity. Taxes are reflected without exemptions. Showings require a minimum of 24 hours notice. Seller is NYS licensed Realtor.

Key facts

• Two-family home
• Quiet neighborhood
• 9,147 sq ft lot

Tags

• TWO-FAMILY HOME
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive. Per door: $384/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (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: 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: 297 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 76% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 23 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $116k; list at $200k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,901 (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 1880 — 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: 1.34% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.48%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

• ARV (median comp): $297,516
• List price: $199,900
• Delta: -32.81%
• 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
158 Forbes St	0.53mi	4/2.0	1,908 (-4%)	4mo	$25,000	$13	66
280 Church St	0.40mi	4/2.0	2,132 (+8%)	5mo	$185,000	$87	64
41 Clark Ave	0.77mi	4/2.0	1,840 (-7%)	5mo	$174,755	$95	49
22 1/2 Reid St	0.51mi	4/2.0	2,346 (+19%)	4mo	$130,000	$55	48
9 Mccleary Ave	0.95mi	5/2.0 (+1)	2,139 (+8%)	13mo	$57,000	$27	36
2 De Graff St	0.55mi	5/2.0 (+1)	2,160 (+9%)	22mo	$100,000	$46	36
40 3rd St	1.04mi	4/2.0	2,193 (+11%)	17mo	$134,020	$61	33
160 Market St	1.07mi	3/2.5 (-1)	2,283 (+15%)	2mo	$205,000	$90	32
30 High St	0.92mi	5/2.0 (+1)	2,184 (+10%)	20mo	$200,000	$92	26
231 Forest Ave	0.75mi	4/2.0	1,674 (-15%)	20mo	$146,000	$87	23
20 Milton Ave	0.81mi	4/2.0	2,286 (+16%)	22mo	$128,000	$56	22

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: 36.5%
• Equity multiple: 3.82×
• Total profit: $157,857
• Equity at exit: $180,086

10-year hold

• IRR: 31.4%
• Equity multiple: 8.62×
• Total profit: $426,388
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 3 under contract
• Months of supply: 3.6 mo (28%/mo absorbed)
• Median asking: $149,900 ($83/sqft)
• Median days on market: 52 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +82.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 12010

• Home prices YoY: 4.0%
• Active inventory: 297
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,675 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$213 /mo · $2,554/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $769

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,676
Total (2 units)			$2,675

Break-even live

Break-even rent $1,702

Max offer price $199,900

Occupancy floor 66%

Sensitivity live

Price	-10% $882	-5% $825	+0% $769	+5% $712	+10% $656
Rent	-10% $558	-5% $663	+0% $769	+5% $875	+10% $980
Rate	-1.0pp $870	-0.5pp $820	base $769	+0.5pp $717	+1.0pp $664

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Gorski St Amsterdam, NY	3.0	1.0	1194	$1,400	$1.17	62d	1	0.11mi
251 Church St Amsterdam, NY	3.0	1.0	1144	$1,500	$1.31	0d	1	0.26mi
207 Church St Unit 2, Amsterdam, NY 12010 Amsterdam, NY	3.0	1.0	—	$1,500	—	109d	1	0.32mi
51 James St Amsterdam, NY	2.0	1.0	—	$975	—	6d	1	0.44mi
51 Kreisel Ter Amsterdam, NY	3.0	1.0	—	$1,200	—	139d	1	0.46mi
211 Grand St Unit 215 Grand Street, Amsterdam, NY 12010 Amsterdam, NY	3.0	2.0	—	$1,500	—	62d	1	0.65mi
41 Amsterdam Cmns Amsterdam, NY	3.0	1.0	—	$1,000	—	0d	1	0.67mi
39 Milton Ave Amsterdam, NY	2.0	1.0	950	$1,300	$1.37	62d	1	0.67mi
39 Milton Ave Amsterdam, NY	2.0	1.0	950	$1,250	$1.32	0d	1	0.67mi
255 Main St Amsterdam, NY	2.0	1.0	800	$1,400	$1.75	109d	1	0.69mi
30 Kline St Amsterdam, NY	2.0	1.0	800	$1,300	$1.62	114d	1	0.71mi
101 Grand St Unit 1 Amsterdam, NY	2.0	1.0	900	$1,150	$1.28	0d	1	0.75mi
26 Milton Ave Unit 2R Amsterdam, NY	3.0	1.0	—	$1,225	—	119d	1	0.77mi
20 Clarke Ave Amsterdam, NY	1.0	1.0	—	$785	—	62d	1	0.80mi
33 Elizabeth St Unit 1L Amsterdam, NY	3.0	1.0	—	$1,375	—	62d	1	0.97mi
49 Elizabeth St Amsterdam, NY	3.0	1.0	1300	$1,450	$1.12	117d	1	0.98mi
49 Elizabeth St Amsterdam, NY	3.0	1.0	1300	$1,550	$1.19	6d	1	0.98mi
228 Locust Ave Unit 2 Amsterdam, NY	3.0	1.0	—	$1,350	—	62d	1	1.07mi
359 Forest Ave Amsterdam, NY	3.0	1.0	1150	$1,550	$1.35	62d	1	1.08mi
33 Storrie St Amsterdam, NY	3.0	1.0	1024	$1,300	$1.27	0d	1	1.13mi
41 Academy St Unit b2 Amsterdam, NY	1.0	1.0	—	$800	—	139d	1	1.16mi
41 Academy St Unit 2-F Amsterdam, NY	2.0	1.0	—	$975	—	139d	1	1.17mi
13 Mcclellan Ave #2 Amsterdam, NY	2.0	1.0	—	$1,200	—	0d	1	1.22mi
214 Market St Amsterdam, NY	3.0	1.5	1500	$1,300	$0.87	119d	1	1.22mi
214 Market St Amsterdam, NY	3.0	1.5	1500	$1,450	$0.97	139d	1	1.22mi
7 Hewitt St Amsterdam, NY	3.0	1.0	967	$1,700	$1.76	139d	1	1.23mi
7 Hewitt St Amsterdam, NY	3.0	1.0	967	$1,700	$1.76	110d	1	1.23mi
70 Wall St Amsterdam, NY	3.0	1.0	1098	$1,300	$1.18	114d	1	1.24mi
73 Academy St Unit 1 Amsterdam, NY	2.0	1.0	—	$1,300	—	119d	1	1.28mi
78 Academy St Amsterdam, NY	2.0	1.0	—	$1,200	—	62d	1	1.32mi
18 Garden St Amsterdam, NY	3.0	1.0	1180	$1,300	$1.10	114d	1	1.32mi
362 Locust Ave Unit 2 Amsterdam, NY	2.0	1.0	—	$1,100	—	110d	1	1.34mi
62 Glen Ave Amsterdam, NY	3.0	1.0	1115	$1,550	$1.39	119d	1	1.35mi
51 Bridge St Amsterdam, NY	3.0	1.0	1000	$950	$0.95	3d	1	1.37mi
109 Guy Park Ave Unit 1L Amsterdam, NY	2.0	1.0	—	$1,200	—	0d	1	1.41mi

Property features AI

Finance

• Other: Lot is approximately 0.21 acre
• Financial info: Two-unit property

Exterior

• Parking: Parking for 3 cars
• Utilities: Public waterPublic sewerElectric service (other)
• Home design: DuplexFixer condition
• Construction: Masonite and shingle siding
• Exterior features: Asphalt roofPaved driveway

Interior

• Bedrooms: Unit 1 has 3 bedroomsUnit 2 has 2 bedrooms
• Bathrooms: Two full bathrooms (one on the first level, one on the second level)Unit 1 has 1 full bathUnit 2 has 1 full bath
• Heating & cooling: Electric forced-air heating
• Interior features: Full basement
• Laundry & utility: Laundry located in the basement

Listing history 19 events

1. 2026-09-24
   days on market $199,900 Active 23 DOM
2. 2026-09-23
   days on market $199,900 Active 22 DOM
3. 2026-09-22
   days on market $199,900 Active 21 DOM
4. 2026-09-21
   status $199,900 Active 20 DOM
5. 2026-06-22
   status $199,900 Pending 20 DOM
6. 2026-06-21
   days on market $199,900 Active 20 DOM
7. 2026-06-18
   days on market $199,900 Active 17 DOM
8. 2026-06-17
   days on market $199,900 Active 16 DOM
9. 2026-06-16
   days on market $199,900 Active 15 DOM
10. 2026-06-15
    days on market $199,900 Active 14 DOM
11. 2026-06-14
    days on market $199,900 Active 12 DOM
12. 2026-06-13
    days on market $199,900 Active 11 DOM
13. 2026-06-10
    days on market $199,900 Active 9 DOM
14. 2026-06-09
    days on market $199,900 Active 8 DOM
15. 2026-06-08
    days on market $199,900 Active 7 DOM
16. 2026-06-07
    days on market $199,900 Active 6 DOM
17. 2026-06-03
    days on market $199,900 Active 2 DOM
18. 2026-06-02
    remarks 281-char remark
19. 2026-06-02
    listed $199,900 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: $2,554 · $213/mo
• Projected year-2 tax: $2,966 · $247/mo
• Expected delta: +$412/yr (+$34/mo · 16.1%)

ⓘ 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 ≥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: $32,100
• − Mortgage interest: −$11,198
• − Property taxes: −$2,554
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,568
• − Management: −$2,568
• − Depreciation: −$5,815
• Taxable income: $6,398
• Est. tax owed @ 24.0%: −$1,536
• After-tax cash flow: $7,691/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $49,450–$89,010 screening

This two-family home requires moderate renovations to improve its condition and increase its value. The kitchen and bathrooms are in poor condition and need major repairs, while the flooring and paint also require attention. Landscaping and curb appeal can also be improved to enhance the home's overall appeal.

Components & finishes AI

Flooring tile Appliances black

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear, need replacement or major repair
• Major Bathroom fixtures — Outdated and worn, need replacement
• Major Flooring — Worn and outdated, need replacement
• Moderate Paint — Chipped in some areas, needs touch-up
• Moderate Landscaping — Needs trimming and planting to improve curb appeal

Value-add opportunities

• Resale Paint interior walls and trim — Fresh paint can make a significant difference in the home's appearance and value ↑
• Resale Replace kitchen cabinets and countertops — New cabinets and countertops will greatly improve the kitchen's functionality and aesthetic appeal ↑
• Resale Replace bathroom fixtures — Up-to-date fixtures will enhance the bathroom's functionality and appeal ↑
• Resale Replace flooring — New flooring will improve the home's overall appearance and functionality ↑
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal will attract potential buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Marie Curie Institute Of Engineering And Communication F NY #1,519/2,108 Nat'l #21,438/41,679 Middle Wilbur H Lynch Literacy Academy F NY #646/729 Nat'l #11,007/14,009 High Amsterdam High School A- NY #563/1,100 Nat'l #1,271/17,239

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

B Composite livability gradescore 75/100

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
• County: Montgomery · 48,683 people
• City population: 27,339
• Population (ZIP): 27,339
• Household income: $60,013
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Lot is approximately 0.21 acre
• Financial info: Two-unit property

Exterior

• Parking: Parking for 3 cars
• Utilities: Public waterPublic sewerElectric service (other)
• Home design: DuplexFixer condition
• Construction: Masonite and shingle siding
• Exterior features: Asphalt roofPaved driveway

Interior

• Bedrooms: Unit 1 has 3 bedroomsUnit 2 has 2 bedrooms
• Bathrooms: Two full bathrooms (one on the first level, one on the second level)Unit 1 has 1 full bathUnit 2 has 1 full bath
• Heating & cooling: Electric forced-air heating
• Interior features: Full basement
• Laundry & utility: Laundry located in the basement

Price history

+194.0% since first listed

15 events — show timeline

• 2026-06-21 Pending — Global MLS
• 2026-06-01 Listed $199,900 Global MLS
• 2024-08-13 Sold (Public Records) $116,000 Public Records
• 2024-08-12 Sold (MLS) $116,000 Global MLS
• 2024-05-06 Pending — Global MLS
• 2024-04-23 Relisted — Global MLS
• 2024-03-27 Pending — Global MLS
• 2024-03-20 Listed $120,000 Global MLS
• 2022-02-02 Listing Removed — Global MLS
• 2021-09-13 Listed $115,000 Global MLS
• 2020-02-27 Sold (Public Records) $61,900 Public Records
• 2020-02-13 Sold (MLS) $61,900 Global MLS
• 2019-10-23 Pending — Global MLS
• 2019-10-07 Price Changed $61,900 Global MLS
• 2019-08-16 Listed $68,000 Global MLS

Property tax history

+1.1%/yr

Latest (2025): $2,554 · -5.4% YoY. Source: county tax records.