215 Forest Ave · Amsterdam, NY 12010

$124,900

3 bd · 1.0 ba · 1,362 sqft · SingleFamily public records · 6 Days on market

Built 1875 1.42 ac lot Est $241k · 48% under ↓ 4% since listing

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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 +24.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• 1% rule +6.6/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for room to roam in the city ? This 3 bed, 1 bath home sits on a generous . 87 acre lot . With an additional . 55 acre lot included in the sale you'll have plenty of space to spread out . An ideal property for the handy homeowner or flipper . Bring your ideas & elbow grease to restore this little gem back to its former glory . With a 1 car garage , good size shed , & car port storage and parking won't be a problem . The central location is convenient for shopping & commuting . Walking distance to Flat Rock Park

Key facts

• Good size shed
• Generous lot
• Car port

Tags

• GENEROUS LOT
• ADDITIONAL LOT
• 1 CAR GARAGE
• GOOD SIZE SHED
• CAR PORT
• CENTRAL LOCATION

Property features AI

Exterior

• Parking: One garage space; Three total parking spaces; Paved driveway parking
• Utilities: Public water; Public sewer; Circuit breaker electrical service
• Home design: Single-family residence; Sloped lot
• Construction: Stone foundation; Asbestos construction material
• Exterior features: Asphalt roof; Paved driveway; Shed(s) and garage(s)

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: Three bedrooms on the first floor
• Flooring: Vinyl flooring; Carpet
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Baseboard heating
• Interior features: Nine total rooms; Unfinished basement with sump pump
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.7% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1875 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $241,074
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Hempton St	0.48mi	3/1.5	1,344 (-1%)	1mo	$80,000	$60	72
4 Woodrow Rd	0.53mi	3/1.0	1,299 (-5%)	0mo	$195,000	$150	68
1 Julia St	0.46mi	3/1.0	1,421 (+4%)	5mo	$205,000	$144	67
31 Catherine St	0.57mi	3/1.0	1,264 (-7%)	1mo	$235,000	$186	61
76 Mccleary Ave	0.50mi	4/1.5 (+1)	1,311 (-4%)	7mo	$202,000	$154	58
100 Clizbe Ave	0.49mi	3/1.0	1,176 (-14%)	4mo	$210,000	$179	51
27 Trinity Pl	0.64mi	3/1.0	1,480 (+9%)	6mo	$170,000	$115	51
38 Edson St	0.69mi	3/1.5	1,449 (+6%)	6mo	$313,000	$216	50
42 Edson St	0.72mi	3/1.0	1,470 (+8%)	7mo	$225,000	$153	48
9 Lodge St	0.48mi	2/2.0 (-1)	1,237 (-9%)	7mo	$258,000	$209	47
20 Peter Ln	0.66mi	3/1.0	1,200 (-12%)	7mo	$215,000	$179	44
103 Zanella Rd	0.75mi	3/1.0	1,526 (+12%)	6mo	$270,000	$177	40

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: 30.5%
• Equity multiple: 3.40×
• Total profit: $83,901
• Equity at exit: $112,520

10-year hold

• IRR: 26.4%
• Equity multiple: 7.71×
• Total profit: $234,702
• Equity at exit: $242,653

Cash invested: $34,972 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$655
• Tax from tax record: −$188 /mo · $2,253/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $249

Break-even live

Break-even rent $1,133

Max offer price $124,900

Occupancy floor 78%

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: $31,225
• Closing costs: $3,747
• 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	23d	1	0.39mi
49 Elizabeth St Amsterdam, NY	3.0	1.0	1300	$1,450	$1.12	21d	1	0.46mi
214 Market St Amsterdam, NY	3.0	1.5	1500	$1,450	$0.97	44d	1	0.59mi
214 Market St Amsterdam, NY	3.0	1.5	1500	$1,300	$0.87	23d	1	0.59mi
7 Hewitt St Amsterdam, NY	3.0	1.0	967	$1,700	$1.76	44d	1	0.72mi
7 Hewitt St Amsterdam, NY	3.0	1.0	967	$1,700	$1.76	14d	1	0.72mi
62 Glen Ave Amsterdam, NY	3.0	1.0	1115	$1,550	$1.39	23d	1	0.80mi
70 Wall St Amsterdam, NY	3.0	1.0	1098	$1,300	$1.18	19d	1	0.83mi
18 Garden St Amsterdam, NY	3.0	1.0	1180	$1,300	$1.10	19d	1	0.89mi
265 W Main St Unit 1 Amsterdam, NY	3.0	1.0	1200	$1,450	$1.21	14d	1	1.35mi
21 Dewitt St Unit 2nd floor Amsterdam, NY	3.0	1.0	1000	$1,450	$1.45	14d	1	1.39mi

Listing history 7 events

1. 2026-06-01
   status $124,900 Pending 6 DOM
2. 2026-05-31
   days on market $124,900 Active 6 DOM
3. 2026-05-31
   days on market $124,900 Active 5 DOM
4. 2026-05-24
   listed $124,900 Active
5. 2025-10-20
   status Pending
6. 2025-10-18
   historical
7. 2025-10-01
   listed $130,000 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: $2,253 · $188/mo
• Projected year-2 tax: $2,253 · $188/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $17,369
• − Mortgage interest: −$6,996
• − Property taxes: −$2,253
• − Insurance: −$624
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$3,633
• Taxable income: $1,082
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $2,724/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

-3.9% since first listed

4 events — show timeline

• 2026-05-24 Listed $124,900 Global MLS
• 2025-10-20 Pending — Global MLS
• 2025-10-18 Listing Removed — Global MLS
• 2025-10-01 Listed $130,000 Global MLS

Property tax history

+4.3%/yr

Latest (2025): $2,253 · -5.4% YoY. Source: county tax records.