1231 County Highway 126 #4 · Hagaman, NY 12010

$220,000

3 bd · 2.5 ba · 1,575 sqft · Townhouse public records · 10 Days on market

Built 1985 0.38 ac lot $35/mo HOA · 2% of rent

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

Set back from the road and nestled among the trees this move in ready 3 Bed , 2.5 Bath townhome offers both convenience and privacy . Recently renovated , one of only 4 units Its end location provides additional privacy with beautiful forest views . The 1st floor features open concept kitchen/dining , nice size living room & 1/2 bath . No lugging laundry up & down the stairs with your washer/ dryer conveniently located on the 2nd floor along with the primary bed/bath ,additional 2 bedrooms & full bath . Plenty of room for storage in the sizable 2 car garage . Close to shopping & amenities. Central location for an easy commute to the capital district

Key facts

• Washer dryer
• End unit
• Natural light

Tags

• PRIVATE WOODED AREA
• END UNIT
• NATURAL LIGHT
• YARD SPACE
• NEW GUTTER SYSTEM
• WASHER DRYER

Property features AI

Finance

• Other: Lot size approximately 0.38 acres
• HOA & community: Association with $35 monthly fee; Association fee includes grounds and structure maintenance plus snow removal

Exterior

• Parking: Detached garage; Detached 2-car garage; Driveway parking (total 2 spaces)
• Security: Security lights; Smoke detectors; Carbon monoxide detectors; Fire alarm
• Utilities: Public sewer; Electric water heater
• Home design: Townhouse; Entry faces unspecified
• Construction: Vinyl siding with drywall interior; Asphalt roof; Concrete perimeter foundation; Built with garage structures
• Exterior features: Pressure-treated deck; Paved driveway; Outdoor lighting; Back yard fencing; Private lot

Interior

• Kitchen: Dishwasher; Electric oven / range; Range hood; Microwave; Refrigerator; Oven
• Bedrooms: Three bedrooms on the second level
• Flooring: Vinyl; Carpet
• Bathrooms: Two full bathrooms on the second level; One half bathroom on the first level
• Heating & cooling: Electric baseboard heating
• Interior features: Includes water purifier and water softener; Storm door(s); Screens, storm windows and double-pane windows; One fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (20.9% below list).
• Recommended offer: $174k (20.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#534 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, housing A, health & safety A; Watch: amenities F, commute 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: 165 active listings in the ZIP; 112 units permitted in Fulton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Fulton County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $190k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $173,918 (20.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.90%
• DSCR: 0.83
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.74×
• Total profit: $107,135
• Equity at exit: $198,193

10-year hold

• IRR: 19.4%
• Equity multiple: 6.29×
• Total profit: $325,632
• Equity at exit: $427,412

Cash invested: $61,600 (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: 165
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$294 /mo · $3,524/yr
• Insurance: −$92
• HOA: −$35
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-200

Break-even live

Break-even rent $1,992

Max offer price $184,657

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-138	+0% $-200	+5% $-262	+10% $-325
Rent	-10% $-337	-5% $-269	+0% $-200	+5% $-131	+10% $-63
Rate	-1.0pp $-89	-0.5pp $-144	base $-200	+0.5pp $-257	+1.0pp $-315

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 8 events

1. 2026-06-21
   days on market $220,000 Active 10 DOM
2. 2026-06-18
   days on market $220,000 Active 7 DOM
3. 2026-06-17
   days on market $220,000 Active 6 DOM
4. 2026-06-16
   days on market $220,000 Active 5 DOM
5. 2026-06-15
   days on market $220,000 Active 4 DOM
6. 2026-06-14
   days on market $220,000 Active 2 DOM
7. 2026-06-13
   remarks 319-char remark
8. 2026-06-13
   listed $220,000 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: $3,524 · $294/mo
• Projected year-2 tax: $3,621 · $302/mo
• Expected delta: +$97/yr (+$8/mo · 2.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $20,870
• − Mortgage interest: −$12,323
• − Property taxes: −$3,524
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − HOA: −$420
• − Depreciation: −$6,400
• Taxable loss: −$6,236
• Est. tax savings @ 24.0%: +$1,497
• After-tax cash flow: $-904/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 — Hagaman

• Score: 68/100
• State rank: #534
• US rank: #9651

Category grades

Amenities F Commute F Cost of living A- Crime A Employment B- Housing A Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 27,339

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 51,132 people
• By 2030: 49,114 · -3.9%
• By 2040: 44,373 · -13.2%
• By 2050: 39,321 · -23.1%
• By 2075: 28,503 · -44.3%
• By 2100: 19,268 · -62.3%

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 · Fulton

• 2024 margin: Solid R (+35.9) · D 32.1% · R 67.9%
• 2008→2024 swing: -26.6pp toward R · 2008: -9.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+31.4 2016: R+35.5 2012: R+10.5 2008: R+9.2

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

+228.4% since first listed

9 events — show timeline

• 2026-06-11 Listed $220,000 Global MLS
• 2023-07-25 Sold (Public Records) $190,000 Public Records
• 2023-07-21 Sold (MLS) $190,000 Global MLS
• 2023-05-26 Pending — Global MLS
• 2023-05-21 Listed $199,000 Global MLS
• 2022-11-30 Sold (Public Records) $70,000 Public Records
• 2017-07-07 Listing Removed — Global MLS
• 2017-06-22 Listed $78,500 Global MLS
• 2015-05-04 Sold (Public Records) $67,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $3,524 · -13.2% YoY. Source: county tax records.