77 Chapel Pl · Amsterdam, NY 12010

$189,500

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 143 Days on market

Built 1940 10,018 sqft lot $249/sqft · 9% above area Est $174k · 9% over

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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).

• Cash flow +11.8/30.0
• Appreciation +10.0/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• ARV discount +3.4/15.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 77 Chapel Place! Sitting on a generous corner lot in a highly desirable neighborhood, this home is full of potential and ready for your personal touch. Its efficient footprint helps keep renovation costs manageable while still offering a comfortable layout. Inside, you'll find two spacious bedrooms, a functional galley kitchen, and the convenience of an attached garage—perfect for anyone seeking easy, single-level living. Are you handy? Put your skills to work on the cosmetic updates and enjoy the opportunity to build instant equity in a great location.

Key facts

• Attached garage
• Single-level living
• Cosmetic updates

Tags

• CORNER LOT
• HIGHLY DESIRABLE NEIGHBORHOOD
• FUNCTIONAL GALLEY KITCHEN
• ATTACHED GARAGE
• SINGLE-LEVEL LIVING
• COSMETIC UPDATES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-50 ($-605/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (18.3% below list).
• Recommended offer: $155k (18.3% below list) — sets the bar for 1% rule.

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: 165 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $45k; list at $190k implies a 321% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,760 (18.3% 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. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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 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: 0.82% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 10.2

CMA / ARV

• ARV (median comp): $173,654
• List price: $189,500
• Delta: 9.13%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Laura St	0.46mi	1/1.0 (-1)	660 (-13%)	7mo	$120,000	$182	46

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: 23.5%
• Equity multiple: 2.88×
• Total profit: $99,997
• Equity at exit: $170,717

10-year hold

• IRR: 20.9%
• Equity multiple: 6.60×
• Total profit: $297,001
• Equity at exit: $368,157

Cash invested: $53,060 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$994
• Tax from tax record: −$200 /mo · $2,404/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-50

Break-even live

Break-even rent $1,611

Max offer price $180,595

Occupancy floor 98%

Sensitivity live

Price	-10% $57	-5% $3	+0% $-50	+5% $-104	+10% $-158
Rent	-10% $-173	-5% $-112	+0% $-50	+5% $11	+10% $72
Rate	-1.0pp $45	-0.5pp $-2	base $-50	+0.5pp $-100	+1.0pp $-149

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Glen Ave Amsterdam, NY	3.0	1.0	1115	$1,550	$1.39	25d	1	0.65mi
70 Wall St Amsterdam, NY	3.0	1.0	1098	$1,300	$1.18	21d	1	0.94mi
7 Hewitt St Amsterdam, NY	3.0	1.0	967	$1,700	$1.76	45d	1	1.33mi
7 Hewitt St Amsterdam, NY	3.0	1.0	967	$1,700	$1.76	16d	1	1.33mi

Listing history 7 events

1. 2026-05-11
   status Pending 585-char remark

   Show marketing remark (585 chars)

   Welcome to 77 Chapel Place! Sitting on a generous corner lot in a highly desirable neighborhood, this home is full of potential and ready for your personal touch. Its efficient footprint helps keep renovation costs manageable while still offering a comfortable layout. Inside, you'll find two spacious bedrooms, a functional galley kitchen, and the convenience of an attached garage—perfect for anyone seeking easy, single-level living. Are you handy? Put your skills to work on the cosmetic updates and enjoy the opportunity to build instant equity in a great location.

2. 2026-04-01
   price $189,500 585-char remark

   Show marketing remark (585 chars)

   Welcome to 77 Chapel Place! Sitting on a generous corner lot in a highly desirable neighborhood, this home is full of potential and ready for your personal touch. Its efficient footprint helps keep renovation costs manageable while still offering a comfortable layout. Inside, you'll find two spacious bedrooms, a functional galley kitchen, and the convenience of an attached garage—perfect for anyone seeking easy, single-level living. Are you handy? Put your skills to work on the cosmetic updates and enjoy the opportunity to build instant equity in a great location.

3. 2026-03-22
   status Active 585-char remark

   Show marketing remark (585 chars)

   Welcome to 77 Chapel Place! Sitting on a generous corner lot in a highly desirable neighborhood, this home is full of potential and ready for your personal touch. Its efficient footprint helps keep renovation costs manageable while still offering a comfortable layout. Inside, you'll find two spacious bedrooms, a functional galley kitchen, and the convenience of an attached garage—perfect for anyone seeking easy, single-level living. Are you handy? Put your skills to work on the cosmetic updates and enjoy the opportunity to build instant equity in a great location.

4. 2026-03-06
   status Pending 585-char remark

   Show marketing remark (585 chars)

   Welcome to 77 Chapel Place! Sitting on a generous corner lot in a highly desirable neighborhood, this home is full of potential and ready for your personal touch. Its efficient footprint helps keep renovation costs manageable while still offering a comfortable layout. Inside, you'll find two spacious bedrooms, a functional galley kitchen, and the convenience of an attached garage—perfect for anyone seeking easy, single-level living. Are you handy? Put your skills to work on the cosmetic updates and enjoy the opportunity to build instant equity in a great location.

5. 2026-02-15
   price $192,500 585-char remark

   Show marketing remark (585 chars)

   Welcome to 77 Chapel Place! Sitting on a generous corner lot in a highly desirable neighborhood, this home is full of potential and ready for your personal touch. Its efficient footprint helps keep renovation costs manageable while still offering a comfortable layout. Inside, you'll find two spacious bedrooms, a functional galley kitchen, and the convenience of an attached garage—perfect for anyone seeking easy, single-level living. Are you handy? Put your skills to work on the cosmetic updates and enjoy the opportunity to build instant equity in a great location.

6. 2025-12-02
   listed $199,000 Active 585-char remark

   Show marketing remark (585 chars)

   Welcome to 77 Chapel Place! Sitting on a generous corner lot in a highly desirable neighborhood, this home is full of potential and ready for your personal touch. Its efficient footprint helps keep renovation costs manageable while still offering a comfortable layout. Inside, you'll find two spacious bedrooms, a functional galley kitchen, and the convenience of an attached garage—perfect for anyone seeking easy, single-level living. Are you handy? Put your skills to work on the cosmetic updates and enjoy the opportunity to build instant equity in a great location.

7. 2016-09-15
   soldstatus $45,000

ⓘ 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: $2,404 · $200/mo
• Projected year-2 tax: $2,803 · $234/mo
• Expected delta: +$399/yr (+$33/mo · 16.6%)

ⓘ 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 · 16 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: $18,571
• − Mortgage interest: −$10,615
• − Property taxes: −$2,404
• − Insurance: −$948
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$5,513
• Taxable loss: −$3,879
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $326/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

+321.1% since first listed

7 events — show timeline

• 2026-05-11 Pending — Global MLS
• 2026-04-01 Price Changed $189,500 Global MLS
• 2026-03-22 Relisted — Global MLS
• 2026-03-06 Pending — Global MLS
• 2026-02-15 Price Changed $192,500 Global MLS
• 2025-12-02 Listed $199,000 Global MLS
• 2016-09-15 Sold (Public Records) $45,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,404 · -5.4% YoY. Source: county tax records.