40 Northampton Rd · Amsterdam, NY 12010

$183,000

3 bd · 3.0 ba · 1,680 sqft · SingleFamily public records · 139 Days on market

Built 1930 7,405 sqft lot $109/sqft · 37% below area Est $292k · 37% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• Appreciation +10.0/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• DSCR +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 40 N Hampton Rd—a great opportunity at an excellent price point. This home offers solid value and won't last long at this price. Whether you're a first-time buyer or an investor, this is one you'll want to see quickly. Schedule your showing today—this one won't wait!

Key facts

• 7,405 sq ft lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (23.0% below list).
• Recommended offer: $141k (23.0% 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: 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 + $18k 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.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $145k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,926 (23.0% 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 139 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 0.77% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 10.8

CMA / ARV

• ARV (median comp): $291,780
• List price: $183,000
• Delta: -37.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Coolidge Rd	0.30mi	3/1.5	1,663 (-1%)	4mo	$300,000	$180	75
7 Grant Ave	0.49mi	3/1.5	1,680 (0%)	1mo	$210,000	$125	70
44 Fairmont Ave	0.47mi	3/1.5	1,610 (-4%)	2mo	$280,000	$174	64
47 Mcclellan Ave	0.31mi	4/1.5 (+1)	1,813 (+8%)	1mo	$235,000	$130	60
30 Lindbergh Ave	0.49mi	3/1.5	1,750 (+4%)	8mo	$370,000	$211	57
17 Trinity Pl	0.55mi	3/1.5	1,634 (-3%)	12mo	$210,000	$129	54
45 Coolidge Rd	0.54mi	3/2.0	1,536 (-9%)	6mo	$289,000	$188	52
35 Mcclellan Ave	0.35mi	3/1.0	1,500 (-11%)	8mo	$180,000	$120	51
27 Van Dyke Ave	0.41mi	3/1.5	1,842 (+10%)	11mo	$375,000	$204	50
16 Caroline St	0.55mi	3/1.5	1,538 (-8%)	9mo	$100,000	$65	47
10 Thomas St	0.60mi	4/2.0 (+1)	1,772 (+6%)	8mo	$110,000	$62	47
27 Trinity Pl	0.50mi	3/1.0	1,480 (-12%)	6mo	$170,000	$115	44

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: 21.5%
• Equity multiple: 2.74×
• Total profit: $89,129
• Equity at exit: $164,861

10-year hold

• IRR: 19.4%
• Equity multiple: 6.29×
• Total profit: $270,841
• Equity at exit: $355,529

Cash invested: $51,240 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$960
• Tax from tax record: −$188 /mo · $2,253/yr
• Insurance: −$76
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-166

Break-even live

Break-even rent $1,619

Max offer price $153,689

Occupancy floor —

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Glen Ave Amsterdam, NY	3.0	1.0	1115	$1,550	$1.39	23d	1	0.33mi
265 W Main St Unit 1 Amsterdam, NY	3.0	1.0	1200	$1,450	$1.21	14d	1	0.46mi
18 Garden St Amsterdam, NY	3.0	1.0	1180	$1,300	$1.10	19d	1	0.52mi
214 Market St Amsterdam, NY	3.0	1.5	1500	$1,300	$0.87	23d	1	0.53mi
214 Market St Amsterdam, NY	3.0	1.5	1500	$1,450	$0.97	43d	1	0.53mi
70 Wall St Amsterdam, NY	3.0	1.0	1098	$1,300	$1.18	19d	1	0.59mi
49 Elizabeth St Amsterdam, NY	3.0	1.0	1300	$1,450	$1.12	21d	1	0.70mi
17 Grand St Amsterdam, NY	4.0	1.0	1098	$1,400	$1.28	23d	1	0.87mi

Listing history 25 events

1. 2026-06-18
   days on market $183,000 Active 139 DOM
2. 2026-06-17
   days on market $183,000 Active 138 DOM
3. 2026-06-16
   days on market $183,000 Active 137 DOM
4. 2026-06-15
   days on market $183,000 Active 136 DOM
5. 2026-06-14
   days on market $183,000 Active 134 DOM
6. 2026-06-13
   days on market $183,000 Active 133 DOM
7. 2026-06-10
   days on market $183,000 Active 131 DOM
8. 2026-06-09
   days on market $183,000 Active 130 DOM
9. 2026-06-08
   days on market $183,000 Active 129 DOM
10. 2026-06-07
    days on market $183,000 Active 128 DOM
11. 2026-06-03
    days on market $183,000 Active 124 DOM
12. 2026-06-02
    days on market $183,000 Active 123 DOM
13. 2026-06-01
    days on market $183,000 Active 122 DOM
14. 2026-05-31
    days on market $183,000 Active 121 DOM
15. 2026-05-31
    days on market $183,000 Active 120 DOM
16. 2026-01-30
    listed $183,000 Active 290-char remark

    Show marketing remark (290 chars)

    Welcome to 40 N Hampton Rd—a great opportunity at an excellent price point. This home offers solid value and won't last long at this price. Whether you're a first-time buyer or an investor, this is one you'll want to see quickly. Schedule your showing today—this one won't wait!

17. 2016-06-17
    soldstatus $145,000
18. 2014-11-03
    soldstatus $135,680
19. 2014-10-31
    soldstatus $135,680 527-char remark

    Show marketing remark (527 chars)

    Must see to believe! Total remodel of everything. 3 bedroom, 3 bath, large living room, kitchen with eating area. Master bedroom and living room with Bamboo flooring. All other rooms have hardwood. Master has bath & walk-in closet. All new SS appliances. 2 other rooms can be a dining room, den, office or whatever you choose. Large deck in a secluded back yard. Washer/dryer negotiable. Cent air. Solar panel inoperable. Close to schools and shopping. Taxes without exemptions. 39.15-4-68.2 included. Excellent Condition

20. 2014-07-31
    historical 527-char remark

    Show marketing remark (527 chars)

    Must see to believe! Total remodel of everything. 3 bedroom, 3 bath, large living room, kitchen with eating area. Master bedroom and living room with Bamboo flooring. All other rooms have hardwood. Master has bath & walk-in closet. All new SS appliances. 2 other rooms can be a dining room, den, office or whatever you choose. Large deck in a secluded back yard. Washer/dryer negotiable. Cent air. Solar panel inoperable. Close to schools and shopping. Taxes without exemptions. 39.15-4-68.2 included. Excellent Condition

21. 2014-06-01
    listed $137,900 527-char remark

    Show marketing remark (527 chars)

    Must see to believe! Total remodel of everything. 3 bedroom, 3 bath, large living room, kitchen with eating area. Master bedroom and living room with Bamboo flooring. All other rooms have hardwood. Master has bath & walk-in closet. All new SS appliances. 2 other rooms can be a dining room, den, office or whatever you choose. Large deck in a secluded back yard. Washer/dryer negotiable. Cent air. Solar panel inoperable. Close to schools and shopping. Taxes without exemptions. 39.15-4-68.2 included. Excellent Condition

22. 2011-03-29
    soldstatus $21,000
23. 2011-03-23
    soldstatus $21,000
24. 2011-02-20
    historical
25. 2010-08-19
    listed $32,500

ⓘ 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: $2,673 · $223/mo
• Expected delta: +$420/yr (+$35/mo · 18.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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: $16,911
• − Mortgage interest: −$10,251
• − Property taxes: −$2,253
• − Insurance: −$1,582
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$5,324
• Taxable loss: −$5,204
• Est. tax savings @ 24.0%: +$1,249
• After-tax cash flow: $-742/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

+463.1% since first listed

10 events — show timeline

• 2026-01-30 Listed $183,000 Global MLS
• 2016-06-17 Sold (Public Records) $145,000 Public Records
• 2014-11-03 Sold (Public Records) $135,680 Public Records
• 2014-10-31 Sold (MLS) $135,680 Global MLS
• 2014-07-31 Listing Removed — Global MLS
• 2014-06-01 Listed $137,900 Global MLS
• 2011-03-29 Sold (Public Records) $21,000 Public Records
• 2011-03-23 Sold (MLS) $21,000 Global MLS
• 2011-02-20 Listing Removed — Global MLS
• 2010-08-19 Listed $32,500 Global MLS

Property tax history

+4.3%/yr

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