20 Garden St · Amsterdam, NY 12010

$109,000

6 bd · 2.0 ba · 2,236 sqft · MultiFamily public records · 9 Days on market

Built 1880 3,920 sqft lot Est $152k · 28% 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
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

great home for any buyer. Very Good Condition

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1880

Property features AI

Finance

• Financial info: Owner pays: Trash collection, sewer, water; Tenants pay: Heat, internet, cable TV, electricity, gas

Exterior

• Parking: Attached garage; 2 garage spaces; Total 4 parking spaces; Driveway parking; Paved off-street parking
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Duplex; 2 units; Corner lot
• Construction: Aluminum siding; Rubber roof
• Exterior features: Front, rear and side covered porches; Porches are covered; Chain link fencing; Garage structures on property

Interior

• Bedrooms: Unit 1: 4 bedrooms; Unit 2: 4 bedrooms
• Flooring: Vinyl; Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms (one on 1st level, one on 2nd level)
• Heating & cooling: Forced air heating; Hot water heating; Natural gas
• Interior features: Unfinished basement; Smoke and carbon monoxide detectors
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $109k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $109k).
• Cap rate 32.2% 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: 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; 210 units permitted in Montgomery County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($754 loan paydown + $11k 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 $31k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $30k; list at $109k implies a 263% 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 $109,000

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.65% ✓
• Cap rate: 32.23%
• Cash-on-cash: 92.62%
• DSCR: 5.12
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $152,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Blood St	0.18mi	6/2.0	2,535 (+13%)	4mo	$85,000	$34	66
26 Van Derveer St	0.62mi	6/2.0	2,300 (+3%)	1mo	$148,000	$64	66
8-81/2 High St	0.42mi	6/2.0	2,300 (+3%)	14mo	$248,000	$108	64
17-19 Brookside Ave	0.40mi	5/2.0 (-1)	2,400 (+7%)	2mo	$135,000	$56	63
38 Milton Ave	0.67mi	6/2.0	2,148 (-4%)	2mo	$211,400	$98	60
180 Division St	0.41mi	5/2.0 (-1)	2,292 (+2%)	14mo	$108,000	$47	60
85 Fairview Pl	0.12mi	5/3.0 (-1)	1,920 (-14%)	4mo	$135,500	$71	59
70-72 Elizabeth St	0.45mi	6/2.0	2,490 (+11%)	11mo	$90,000	$36	51
35 Milton Ave	0.63mi	7/2.5 (+1)	2,384 (+7%)	8mo	$240,000	$101	46
35 Locust Ave	0.47mi	5/3.0 (-1)	2,496 (+12%)	10mo	$232,800	$93	41
27 Milton Ave	0.60mi	6/2.0	2,492 (+11%)	14mo	$130,000	$52	41
108 Florida Ave	0.69mi	5/2.0 (-1)	2,516 (+12%)	9mo	$170,000	$68	34

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: —
• Equity multiple: 7.86×
• Total profit: $209,468
• Equity at exit: $98,196

10-year hold

• IRR: 96.9%
• Equity multiple: 17.35×
• Total profit: $499,026
• Equity at exit: $211,763

Cash invested: $30,520 (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: 6.9×

Monthly cashflow live

• Estimated rent: $3,974 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$167 /mo · $2,003/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$835
• Net cashflow: $2,356

Break-even live

Break-even rent $992

Max offer price $109,000

Occupancy floor 36%

Sensitivity live

Price	-10% $2,417	-5% $2,386	+0% $2,356	+5% $2,325	+10% $2,294
Rent	-10% $2,042	-5% $2,199	+0% $2,356	+5% $2,512	+10% $2,669
Rate	-1.0pp $2,410	-0.5pp $2,383	base $2,356	+0.5pp $2,327	+1.0pp $2,299

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,975
Total (3 units)			$3,974

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-08
   status $109,000 Pending 9 DOM
2. 2026-06-07
   days on market $109,000 Active 9 DOM
3. 2026-06-03
   days on market $109,000 Active 5 DOM
4. 2026-06-02
   days on market $109,000 Active 4 DOM
5. 2026-06-01
   days on market $109,000 Active 3 DOM
6. 2026-05-31
   days on market $109,000 Active 2 DOM
7. 2026-05-31
   remarks 124-char remark
8. 2026-05-31
   listed $109,000 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: $2,003 · $167/mo
• Projected year-2 tax: $2,003 · $167/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥95°F today · 18 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: $47,688
• − Mortgage interest: −$6,106
• − Property taxes: −$2,003
• − Insurance: −$545
• − Repairs & maintenance: −$3,815
• − Management: −$3,815
• − Depreciation: −$3,171
• Taxable income: $28,233
• Est. tax owed @ 24.0%: −$6,776
• After-tax cash flow: $21,490/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

+45.3% since first listed

14 events — show timeline

• 2026-05-28 Listed $109,000 Global MLS
• 2009-09-04 Sold (Public Records) $30,000 Public Records
• 2009-09-03 Sold (MLS) $30,000 Global MLS
• 2009-07-10 Listing Removed — Global MLS
• 2009-03-12 Listed $34,500 Global MLS
• 2007-09-07 Sold (Public Records) $52,725 Public Records
• 2007-07-06 Sold (MLS) $55,500 Global MLS
• 2007-05-25 Listing Removed — Global MLS
• 2007-04-26 Listed $59,900 Global MLS
• 2007-03-30 Sold (MLS) $21,000 Global MLS
• 2007-03-12 Listing Removed — Global MLS
• 2006-11-20 Listed $24,900 Global MLS
• 2006-08-24 Sold (Public Records) $72,961 Public Records
• 2004-12-03 Sold (Public Records) $75,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,003 · -5.4% YoY. Source: county tax records.