283 E Main St · Amsterdam, NY 12010

$248,900

3 bd · 3.0 ba · 3,600 sqft · SingleFamily · 181 Days on market

Built 1970 1,742 sqft lot $69/sqft · at area comps Est $247k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +7.2/15.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Excellent Opportunity to own a 3,600 Square Feet, Mixed Use property in the thriving City of Amsterdam. The 1st Floor is Commercial Space. The 2nd Floor is a renovated 3 Bedroom, 1 Bathroom Apartment with a Tenant paying $1,350 in Rent per month. Great for Owner Occupied or Investment. Updated Mechanicals. Large Attic and Basement. Located in the heart of Amsterdam's Historic Main Street District. Great Potential! Located near Shopping, Restaurants, Schools, Parks and Major Routes. Don't miss out on this one!

Key facts

• Mixed use property
• Commercial space
• Large basement

Tags

• MIXED USE PROPERTY
• COMMERCIAL SPACE
• RENOVATED APARTMENT
• UPDATED MECHANICALS
• LARGE ATTIC
• LARGE BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-295 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (27.5% below list).
• Recommended offer: $180k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 6.3% in Amsterdam — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 210 units permitted in Montgomery County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($219k) 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 $190k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $180,335 (27.5% 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 181 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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: 0.72% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.09%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $247,214
• List price: $248,900
• Delta: 0.68%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
283 E Main St	0.00mi	3/2.5	3,600 (0%)	10mo	$190,000	$53	90

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: 20.7%
• Equity multiple: 2.68×
• Total profit: $116,768
• Equity at exit: $224,229

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $358,713
• Equity at exit: $483,558

Cash invested: $69,692 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,803 medium
• Mortgage (P&I): −$1,305
• Tax est. 1.5%: −$311 /mo · $3,734/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-295

Break-even live

Break-even rent $2,177

Max offer price $206,149

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: $62,225
• Closing costs: $7,467
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-09
   days on market $248,900 Active 181 DOM
2. 2026-06-08
   days on market $248,900 Active 180 DOM
3. 2026-06-07
   days on market $248,900 Active 179 DOM
4. 2026-06-03
   days on market $248,900 Active 175 DOM
5. 2026-06-02
   days on market $248,900 Active 174 DOM
6. 2026-06-01
   days on market $248,900 Active 173 DOM
7. 2026-05-31
   days on market $248,900 Active 172 DOM
8. 2026-05-31
   days on market $248,900 Active 171 DOM
9. 2026-03-15
   price $248,900 523-char remark

   Show marketing remark (523 chars)

   Excellent Opportunity to own a 3,600 Square Feet, Mixed Use property in the thriving City of Amsterdam. The 1st Floor is Commercial Space. The 2nd Floor is a renovated 3 Bedroom, 1 Bathroom Apartment with a Tenant paying $1,350 in Rent per month. Great for Owner Occupied or Investment. Updated Mechanicals. Large Attic and Basement. Located in the heart of Amsterdam's Historic Main Street District. Great Potential! Located near Shopping, Restaurants, Schools, Parks and Major Routes. Don't miss out on this one!

10. 2026-01-31
    price $249,900 523-char remark

    Show marketing remark (523 chars)

    Excellent Opportunity to own a 3,600 Square Feet, Mixed Use property in the thriving City of Amsterdam. The 1st Floor is Commercial Space. The 2nd Floor is a renovated 3 Bedroom, 1 Bathroom Apartment with a Tenant paying $1,350 in Rent per month. Great for Owner Occupied or Investment. Updated Mechanicals. Large Attic and Basement. Located in the heart of Amsterdam's Historic Main Street District. Great Potential! Located near Shopping, Restaurants, Schools, Parks and Major Routes. Don't miss out on this one!

11. 2026-01-11
    price $254,900 523-char remark

    Show marketing remark (523 chars)

    Excellent Opportunity to own a 3,600 Square Feet, Mixed Use property in the thriving City of Amsterdam. The 1st Floor is Commercial Space. The 2nd Floor is a renovated 3 Bedroom, 1 Bathroom Apartment with a Tenant paying $1,350 in Rent per month. Great for Owner Occupied or Investment. Updated Mechanicals. Large Attic and Basement. Located in the heart of Amsterdam's Historic Main Street District. Great Potential! Located near Shopping, Restaurants, Schools, Parks and Major Routes. Don't miss out on this one!

12. 2025-12-09
    listed $259,900 Active 523-char remark

    Show marketing remark (523 chars)

    Excellent Opportunity to own a 3,600 Square Feet, Mixed Use property in the thriving City of Amsterdam. The 1st Floor is Commercial Space. The 2nd Floor is a renovated 3 Bedroom, 1 Bathroom Apartment with a Tenant paying $1,350 in Rent per month. Great for Owner Occupied or Investment. Updated Mechanicals. Large Attic and Basement. Located in the heart of Amsterdam's Historic Main Street District. Great Potential! Located near Shopping, Restaurants, Schools, Parks and Major Routes. Don't miss out on this one!

13. 2025-08-13
    soldstatus $190,000 Closed
14. 2025-06-10
    status Pending
15. 2025-05-24
    price $199,900
16. 2025-05-07
    listed $239,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,640
• − Mortgage interest: −$13,942
• − Property taxes: −$3,734
• − Insurance: −$1,244
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$7,241
• Taxable loss: −$7,983
• Est. tax savings @ 24.0%: +$1,916
• After-tax cash flow: $-1,629/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

+3.8% since first listed

8 events — show timeline

• 2026-03-15 Price Changed $248,900 Global MLS
• 2026-01-31 Price Changed $249,900 Global MLS
• 2026-01-11 Price Changed $254,900 Global MLS
• 2025-12-09 Listed $259,900 Global MLS
• 2025-08-13 Sold (MLS) $190,000 Global MLS
• 2025-06-10 Pending — Global MLS
• 2025-05-24 Price Changed $199,900 Global MLS
• 2025-05-07 Listed $239,900 Global MLS