160 Market St · Amsterdam, NY 12010

$185,000

3 bd · 2.0 ba · 2,283 sqft · MultiFamily public records · 8 Days on market

Built 1910 9,147 sqft lot Est $128k · 45% over

---

Why this score? — see what drove the B 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
• 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
• 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

Beautiful well maintained two family. First floor is currently an office but was and could be a two-bedroom apartment with central air. Custom build block cherry ceiling (ceiling alone is valued at over $15,000.00) in the living room. Second floor has three bedrooms. New carpet, newer kitchen cabinets. This entire house was completely gutted and remodeled in 2008. That means everything, wiring, sheetrock, furnaces, insulation, cabinets, windows, bathrooms. Outside was painted three years ago. Owner/seller is a licensed real estate professional acting on own behalf.

Key facts

• New carpet
• Central air
• 9,147 sq ft lot

Tags

• CENTRAL AIR
• NEW CARPET
• NEWER KITCHEN CABINETS

Property features AI

Exterior

• Lot: Approximately 0.21 acres (60 x 148)
• Parking: Attached garage (1 garage space); 4 parking spaces total
• Utilities: 150 amp electric service; Public water; Public sewer
• Home design: Duplex; Wood siding
• Construction: Asphalt roof; Concrete perimeter foundation
• Exterior features: Deck; Front porch; Level lot

Interior

• Basement: Full basement
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 3 bedrooms
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms total (one full bath on the 1st level and one full bath on the 2nd level); Unit 1 also includes 1 half bath; Unit 2 includes 1 full bath
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: High-speed internet
• Multi-family features: Duplex with 2 total units; Tenants pay hot water, heat, cable TV, central air, and electricity

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.5-bath units multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $990 ($12k/yr) — positive. Per door: $495/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Cap rate 12.7% 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: 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; 2 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 $20k 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 $52k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,000

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. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.54% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.94%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $127,848
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Arnold Ave	0.23mi	3/2.0	2,368 (+4%)	8mo	$150,000	$63	76
71-73 Academy St	0.25mi	2/2.0 (-1)	2,214 (-3%)	3mo	$243,000	$110	76
79 Bunn St	0.27mi	4/2.0 (+1)	2,146 (-6%)	5mo	$85,000	$40	68
20 Milton Ave	0.26mi	4/2.0 (+1)	2,286 (+0%)	18mo	$128,000	$56	67
70 Wall St	0.35mi	4/2.0 (+1)	2,196 (-4%)	11mo	$70,000	$32	63
22 1/2 Reid St	0.67mi	4/2.0 (+1)	2,346 (+3%)	1mo	$130,000	$55	58
225-227 Brookside Ave	0.54mi	4/2.0 (+1)	2,358 (+3%)	8mo	$112,000	$47	58
7 Jackson St	0.60mi	4/2.0 (+1)	2,148 (-6%)	3mo	$147,500	$69	55
42 Union St	0.41mi	4/2.0 (+1)	2,038 (-11%)	15mo	$202,000	$99	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: 41.5%
• Equity multiple: 4.16×
• Total profit: $163,871
• Equity at exit: $166,663

10-year hold

• IRR: 35.8%
• Equity multiple: 9.36×
• Total profit: $433,035
• Equity at exit: $359,414

Cash invested: $51,800 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,854 high
• Mortgage (P&I): −$970
• Tax from tax record: −$217 /mo · $2,604/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $990

Break-even live

Break-even rent $1,600

Max offer price $185,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$2,854
Total (2 units)			$2,854

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.81mi
6 Gardiner St Amsterdam, NY	2.0	1.0	2928	$850	$0.29	14d	1	0.91mi

Listing history 6 events

1. 2026-06-03
   status $185,000 Pending 8 DOM
2. 2026-06-02
   days on market $185,000 Active 8 DOM
3. 2026-06-01
   days on market $185,000 Active 7 DOM
4. 2026-05-31
   days on market $185,000 Active 6 DOM
5. 2026-05-31
   days on market $185,000 Active 5 DOM
6. 2026-05-25
   listed $185,000 Active

ⓘ 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: $2,865 · $239/mo
• Expected delta: +$261/yr (+$22/mo · 10.0%)

ⓘ 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 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: $34,248
• − Mortgage interest: −$10,363
• − Property taxes: −$2,604
• − Insurance: −$925
• − Repairs & maintenance: −$2,740
• − Management: −$2,740
• − Depreciation: −$5,382
• Taxable income: $9,495
• Est. tax owed @ 24.0%: −$2,279
• After-tax cash flow: $9,606/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

1 event — show timeline

• 2026-05-25 Listed $185,000 Global MLS

Property tax history

+1.1%/yr

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