203 Brookside Ave · Amsterdam, NY 12010

$189,900

6 bd · 3.0 ba · 2,725 sqft · MultiFamily · 42 Days on market

Built 1915 Fair condition 3,920 sqft lot $70/sqft · 28% below area Est $264k · 28% under

---

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 +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Why pay rent, live in one unit and let your tenants help pay your bills with the other 2 units. Newer rubber roof, updated electrical as well.

Key facts

• Updated electrical
• Fully updated
• Storage shed

Tags

• FULLY UPDATED
• EXTENSIVE RENOVATIONS
• NEWER WINDOWS
• UPDATED ELECTRICAL
• OFF-STREET PARKING
• STORAGE SHED

Property features AI

Finance

• Financial info: Triplex with 3 total units; Owner pays sewer, water, gas and heat; tenants pay internet, cable and electricity

Exterior

• Parking: Off-street paved driveway parking; Total of 2 parking spaces
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable available
• Home design: Triplex; Shingle siding exterior; Main road frontage approximately 51 feet
• Construction: Built with shingle siding; Stone foundation; Shingle (asphalt) roof
• Exterior features: Front, rear and side covered porches — some enclosed; Porches include a covered front porch and rear/side porches; Shed(s) on property; Level lot

Interior

• Kitchen: Unit 1: 1 kitchen (1st floor); Unit 2: 1 kitchen (2nd floor); Unit 3: 1 kitchen (1st floor)
• Bedrooms: Unit 1: 2 bedrooms (1st floor); Unit 2: 3 bedrooms (2nd floor); Unit 3: 1 bedroom (1st floor)
• Flooring: Vinyl; Carpet; Laminate
• Bathrooms: Three full bathrooms total; Full baths located on 1st and 2nd floors
• Heating & cooling: Forced air heating; Space heater; Natural gas heating
• Interior features: Paddle fan; High-speed internet
• Laundry & utility: Tenant pays internet and cable; Owner pays water, sewer, gas, and heat

What this means for you Summary

Snapshot

• This is a 2×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $190k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $735/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.2% 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: 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; 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 ~2 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 42 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 2.35% ✓
• Cap rate: 20.23%
• Cash-on-cash: 49.79%
• DSCR: 3.22
• GRM: 3.6

CMA / ARV

• ARV (median comp): $263,880
• List price: $189,900
• Delta: -28.04%
• 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
232-234 Locust Ave	0.04mi	6/2.0	2,620 (-4%)	7mo	$195,000	$74	82
58 Lincoln Ave	0.52mi	6/2.0	2,726 (0%)	4mo	$215,000	$79	68
20 Lincoln Ave	0.44mi	5/2.0 (-1)	2,656 (-2%)	2mo	$200,000	$75	65
10 4th St	0.34mi	6/2.0	2,460 (-10%)	1mo	$220,000	$89	63
161 Market St	0.50mi	6/2.5	2,878 (+6%)	11mo	$188,000	$65	56
387-389 Locust Ave	0.45mi	7/3.0 (+1)	2,490 (-9%)	8mo	$140,000	$56	53
70-72 Elizabeth St	0.40mi	6/2.0	2,490 (-9%)	12mo	$90,000	$36	53
6 Blood St	0.65mi	6/2.0	2,535 (-7%)	4mo	$85,000	$34	51
35 Locust Ave	0.54mi	5/3.0 (-1)	2,496 (-8%)	10mo	$232,800	$93	48
356-358 Locust Ave	0.37mi	6/2.0	2,346 (-14%)	11mo	$175,000	$75	46
17-19 Brookside Ave	0.64mi	5/2.0 (-1)	2,400 (-12%)	2mo	$135,000	$56	40
35 Milton Ave	0.58mi	7/2.5 (+1)	2,384 (-12%)	8mo	$240,000	$101	38

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: 63.4%
• Equity multiple: 5.59×
• Total profit: $244,012
• Equity at exit: $171,077

10-year hold

• IRR: 57.0%
• Equity multiple: 12.44×
• Total profit: $608,206
• Equity at exit: $368,934

Cash invested: $53,172 (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: $4,454 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$935
• Net cashflow: $2,206

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 45%

Sensitivity live

Price	-10% $2,338	-5% $2,272	+0% $2,206	+5% $2,141	+10% $2,075
Rent	-10% $1,854	-5% $2,030	+0% $2,206	+5% $2,382	+10% $2,558
Rate	-1.0pp $2,302	-0.5pp $2,255	base $2,206	+0.5pp $2,157	+1.0pp $2,107

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,102
1× unit	1	1	$1,352
Total (3 units)			$4,454

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   status $189,900 Pending 42 DOM
2. 2026-06-18
   days on market $189,900 Active 42 DOM
3. 2026-06-17
   days on market $189,900 Active 41 DOM
4. 2026-06-16
   days on market $189,900 Active 40 DOM
5. 2026-06-15
   days on market $189,900 Active 39 DOM
6. 2026-06-14
   days on market $189,900 Active 37 DOM
7. 2026-06-13
   days on market $189,900 Active 36 DOM
8. 2026-06-10
   days on market $189,900 Active 34 DOM
9. 2026-06-09
   days on market $189,900 Active 33 DOM
10. 2026-06-09
    price $189,900 Active 32 DOM
11. 2026-06-08
    days on market $199,900 Active 32 DOM
12. 2026-06-07
    days on market $199,900 Active 31 DOM
13. 2026-06-03
    days on market $199,900 Active 27 DOM
14. 2026-06-02
    days on market $199,900 Active 26 DOM
15. 2026-06-01
    days on market $199,900 Active 25 DOM
16. 2026-05-31
    days on market $199,900 Active 24 DOM
17. 2026-05-31
    days on market $199,900 Active 23 DOM
18. 2026-05-14
    status Active 852-char remark
19. 2026-05-06
    status Pending 852-char remark
20. 2026-04-29
    listed $199,900 Active 852-char remark
21. 2022-09-13
    status Pending 143-char remark

    Show marketing remark (143 chars)

    Why pay rent, live in one unit and let your tenants help pay your bills with the other 2 units. Newer rubber roof, updated electrical as well.

22. 2022-09-08
    price $115,000 143-char remark

    Show marketing remark (143 chars)

    Why pay rent, live in one unit and let your tenants help pay your bills with the other 2 units. Newer rubber roof, updated electrical as well.

23. 2022-08-22
    listed $139,000 Active 143-char remark

    Show marketing remark (143 chars)

    Why pay rent, live in one unit and let your tenants help pay your bills with the other 2 units. Newer rubber roof, updated electrical as well.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 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: $53,448
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$4,276
• − Management: −$4,276
• − Depreciation: −$5,524
• Taxable income: $24,937
• Est. tax owed @ 24.0%: −$5,985
• After-tax cash flow: $20,491/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 3-family property requires extensive repairs and updates to improve its condition and value. Immediate focus should be on the roof, exterior, and interior to enhance both resale and rental potential.

Repairs flagged

• Major roof — visible wear and tear
• Major exterior siding — weathered and missing shingles
• Major interior walls — peeling paint and worn surfaces
• Major flooring — damaged carpet and worn wood
• Major windows — old and possibly drafty
• Major HVAC units — old and likely inefficient

Value-add opportunities

• Both new roof — improves both resale and rental value
• Both exterior siding and paint — enhances curb appeal and value
• Both new flooring — improves living spaces and rental appeal
• Both new windows — increases energy efficiency and rental value
• Both HVAC units — improves comfort and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible wear and tear	Major	$15,000–50,000
exterior siding · weathered and missing shingles	Major	$15,000–50,000
interior walls · peeling paint and worn surfaces	Major	$15,000–50,000
flooring · damaged carpet and worn wood	Major	$15,000–50,000
windows · old and possibly drafty	Major	$15,000–50,000
HVAC units · old and likely inefficient	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both new roof — improves both resale and rental value ↑
• Both exterior siding and paint — enhances curb appeal and value ↑
• Both new flooring — improves living spaces and rental appeal ↑
• Both new windows — increases energy efficiency and rental value ↑
• Both HVAC units — improves comfort and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+36.6% since first listed

8 events — show timeline

• 2026-06-18 Pending — Global MLS
• 2026-06-08 Price Changed $189,900 Global MLS
• 2026-05-14 Relisted — Global MLS
• 2026-05-06 Pending — Global MLS
• 2026-04-29 Listed $199,900 Global MLS
• 2022-09-13 Pending — Global MLS
• 2022-09-08 Price Changed $115,000 Global MLS
• 2022-08-22 Listed $139,000 Global MLS