71 James St · Amsterdam, NY 12010

$149,900

4 bd · 2.0 ba · 1,408 sqft · MultiFamily public records · 180 Days on market

Built 1840 3,484 sqft lot $106/sqft · 16% below area Est $178k · 16% 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 +14.7/15.0
• 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

Multi-family units

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

Listing remarks MLS

Excellent Opportunity to own a Nice 2 Family in the City of Amsterdam. Great for Investment or Owner Occupied. Money Maker! 2 Bedrooms over 2 Bedrooms. Close to Shopping, Restaurants, Schools, Parks, Bus Line and more. Don't miss out on this one!

Key facts

• Close to parks
• Close to restaurants
• Close to schools

Tags

• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO SCHOOLS
• CLOSE TO PARKS
• CLOSE TO BUS LINE

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $558/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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: 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $81k; list at $150k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1840 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1840 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.79% ✓
• Cap rate: 15.23%
• Cash-on-cash: 31.91%
• DSCR: 2.42
• GRM: 4.7

CMA / ARV

• ARV (median comp): $178,300
• List price: $149,900
• Delta: -15.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 48.6%
• Equity multiple: 4.64×
• Total profit: $152,739
• Equity at exit: $135,042

10-year hold

• IRR: 42.4%
• Equity multiple: 10.39×
• Total profit: $393,929
• Equity at exit: $291,223

Cash invested: $41,972 (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 →

ZIP-level market 12010

• Home prices YoY: 4.0%
• Active inventory: 164
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,677 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$150 /mo · $1,803/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $1,116

Break-even live

Break-even rent $1,264

Max offer price $149,900

Occupancy floor 53%

Sensitivity live

Price	-10% $1,201	-5% $1,158	+0% $1,116	+5% $1,074	+10% $1,031
Rent	-10% $905	-5% $1,010	+0% $1,116	+5% $1,222	+10% $1,328
Rate	-1.0pp $1,192	-0.5pp $1,154	base $1,116	+0.5pp $1,077	+1.0pp $1,038

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,676
Total (2 units)			$2,677

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Grand St Amsterdam, NY	4.0	1.0	1098	$1,400	$1.28	24d	1	0.53mi
49 Elizabeth St Amsterdam, NY	3.0	1.0	1300	$1,450	$1.12	22d	1	0.71mi
70 Wall St Amsterdam, NY	3.0	1.0	1098	$1,300	$1.18	20d	1	0.86mi
18 Garden St Amsterdam, NY	3.0	1.0	1180	$1,300	$1.10	20d	1	0.94mi
214 Market St Amsterdam, NY	3.0	1.5	1500	$1,450	$0.97	45d	1	1.03mi
214 Market St Amsterdam, NY	3.0	1.5	1500	$1,300	$0.87	24d	1	1.03mi
21 Dewitt St Unit 2nd floor Amsterdam, NY	3.0	1.0	1000	$1,450	$1.45	15d	1	1.04mi
62 Glen Ave Amsterdam, NY	3.0	1.0	1115	$1,550	$1.39	24d	1	1.05mi
7 Hewitt St Amsterdam, NY	3.0	1.0	967	$1,700	$1.76	45d	1	1.35mi
7 Hewitt St Amsterdam, NY	3.0	1.0	967	$1,700	$1.76	15d	1	1.35mi
265 W Main St Unit 1 Amsterdam, NY	3.0	1.0	1200	$1,450	$1.21	15d	1	1.44mi

Listing history 21 events

1. 2025-11-28
   listed $149,900 Active 251-char remark

   Show marketing remark (251 chars)

   Excellent Opportunity to own a Nice 2 Family in the City of Amsterdam. Great for Investment or Owner Occupied. Money Maker! 2 Bedrooms over 2 Bedrooms. Close to Shopping, Restaurants, Schools, Parks, Bus Line and more. Don't miss out on this one!

2. 2023-08-18
   soldstatus $81,000
3. 2023-06-30
   soldstatus $81,000 Closed 443-char remark

   Show marketing remark (443 chars)

   PERFECT opportunity for the investor looking to expand their portfolio or the owner occupant seeking to build a portfolio! Neighboring duplexes offer opportunity to purchase a total of 4 units. Shared paved driveway leading to a large paved parking area in the rear. Both houses are in solid condition! 71 James features (2) 2 bedroom units with many upgraded finishes. Occupied by 2 great long term tenants! Seller prefers to sell as package!

4. 2023-03-29
   status Pending 443-char remark

   Show marketing remark (443 chars)

   PERFECT opportunity for the investor looking to expand their portfolio or the owner occupant seeking to build a portfolio! Neighboring duplexes offer opportunity to purchase a total of 4 units. Shared paved driveway leading to a large paved parking area in the rear. Both houses are in solid condition! 71 James features (2) 2 bedroom units with many upgraded finishes. Occupied by 2 great long term tenants! Seller prefers to sell as package!

5. 2023-03-20
   status Pending 443-char remark

   Show marketing remark (443 chars)

   PERFECT opportunity for the investor looking to expand their portfolio or the owner occupant seeking to build a portfolio! Neighboring duplexes offer opportunity to purchase a total of 4 units. Shared paved driveway leading to a large paved parking area in the rear. Both houses are in solid condition! 71 James features (2) 2 bedroom units with many upgraded finishes. Occupied by 2 great long term tenants! Seller prefers to sell as package!

6. 2023-03-17
   historical Contingent 443-char remark

   Show marketing remark (443 chars)

   PERFECT opportunity for the investor looking to expand their portfolio or the owner occupant seeking to build a portfolio! Neighboring duplexes offer opportunity to purchase a total of 4 units. Shared paved driveway leading to a large paved parking area in the rear. Both houses are in solid condition! 71 James features (2) 2 bedroom units with many upgraded finishes. Occupied by 2 great long term tenants! Seller prefers to sell as package!

7. 2023-03-08
   listed $95,000 Active 443-char remark

   Show marketing remark (443 chars)

   PERFECT opportunity for the investor looking to expand their portfolio or the owner occupant seeking to build a portfolio! Neighboring duplexes offer opportunity to purchase a total of 4 units. Shared paved driveway leading to a large paved parking area in the rear. Both houses are in solid condition! 71 James features (2) 2 bedroom units with many upgraded finishes. Occupied by 2 great long term tenants! Seller prefers to sell as package!

8. 2020-05-29
   soldstatus $51,500 Closed (Final Sale)
9. 2020-03-17
   status Pend (Under Cntr)
10. 2019-12-10
    price $60,000
11. 2019-08-21
    price $65,500
12. 2019-06-21
    listed $68,500 New
13. 2018-09-12
    soldstatus $39,500
14. 2018-08-21
    soldstatus $39,500 Closed (Final Sale)
15. 2018-07-05
    status Pend (Under Cntr)
16. 2018-06-10
    listed $54,900 New
17. 2012-07-26
    soldstatus $37,113
18. 2012-07-18
    soldstatus $36,000
19. 2012-05-07
    historical
20. 2012-02-14
    listed $41,900
21. 2000-04-12
    soldstatus $23,000

ⓘ 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: $1,803 · $150/mo
• Projected year-2 tax: $2,168 · $181/mo
• Expected delta: +$365/yr (+$30/mo · 20.3%)

ⓘ 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: $32,124
• − Mortgage interest: −$8,397
• − Property taxes: −$1,803
• − Insurance: −$750
• − Repairs & maintenance: −$2,570
• − Management: −$2,570
• − Depreciation: −$4,361
• Taxable income: $11,675
• Est. tax owed @ 24.0%: −$2,802
• After-tax cash flow: $10,591/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

+551.7% since first listed

21 events — show timeline

• 2025-11-28 Listed $149,900 Global MLS
• 2023-08-18 Sold (Public Records) $81,000 Public Records
• 2023-06-30 Sold (MLS) $81,000 Global MLS
• 2023-03-29 Pending — Global MLS
• 2023-03-20 Pending — Global MLS
• 2023-03-17 Contingent — Global MLS
• 2023-03-08 Listed $95,000 Global MLS
• 2020-05-29 Sold (MLS) $51,500 Global MLS
• 2020-03-17 Pending — Global MLS
• 2019-12-10 Price Changed $60,000 Global MLS
• 2019-08-21 Price Changed $65,500 Global MLS
• 2019-06-21 Listed $68,500 Global MLS
• 2018-09-12 Sold (Public Records) $39,500 Public Records
• 2018-08-21 Sold (MLS) $39,500 Global MLS
• 2018-07-05 Pending — Global MLS
• 2018-06-10 Listed $54,900 Global MLS
• 2012-07-26 Sold (Public Records) $37,113 Public Records
• 2012-07-18 Sold (MLS) $36,000 Global MLS
• 2012-05-07 Listing Removed — Global MLS
• 2012-02-14 Listed $41,900 Global MLS
• 2000-04-12 Sold (Public Records) $23,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,803 · -5.4% YoY. Source: county tax records.