1886 Highland Ave · Troy, NY 12180

$89,900

1 bd · 1.0 ba · 1,009 sqft · SingleFamily public records · 4 Days on market

Built 1900 0.52 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome To 1886 Highland Ave! This Parcel Features: -0.52 Acre Lot. -First Floor Bedroom. -Flexible Open Floor Plan. Property Needs Work. Cash. As Is. Assignment Of Contract.

Key facts

• 0.52 acre lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached garage (1 garage space, 1 parking space total)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Living area approximately 1,009
• Construction: Vinyl siding; Wood siding
• Exterior features: Lot about 0.52 acres

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Two bedrooms (one on the second level, one on the first level)
• Bathrooms: One full bathroom (on the first level)
• Heating & cooling: Hot water heating; Window air conditioning units
• Interior features: Full basement; Four total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.6% vs local median 5.3% in Troy — 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 81/100 on livability (#88 in NY, #1,350 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: employment C-, crime F.
• Troy City School District (urban): math 44% / reading 46% proficiency, ranked #467 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ps 14 (math 47% / reading 42%, grade F, #1,277 of 2,108 statewide, top 64%, 425 students, 76% FRL); Troy Middle School (math 22% / reading 43%, grade F, #504 of 729 statewide, top 70%, 786 students, 72% FRL); Troy High School (math 95% / reading 77%, grade A, #347 of 1,100 statewide, top 32%, 1,153 students, 64% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 220 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Rensselaer County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1900 — 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. 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?
4. 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.
5. 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.
6. 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: 1.54% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.63%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $192,719
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Brunswick Ave	0.32mi	2/1.5 (+1)	972 (-4%)	6mo	$166,000	$171	67
100 Lexington Ave	0.72mi	2/1.0 (+1)	943 (-6%)	14mo	$180,000	$191	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.88% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.73×
• Total profit: $18,358
• Equity at exit: $13,404

10-year hold

• IRR: 27.4%
• Equity multiple: 3.64×
• Total profit: $66,397
• Equity at exit: $7,773

Cash invested: $25,172 (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 12180

• Home prices YoY: -33.3%
• Rents YoY: 4.9%
• Active inventory: 220
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $475

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 61%

Sensitivity live

Price	-10% $537	-5% $506	+0% $475	+5% $444	+10% $413
Rent	-10% $365	-5% $420	+0% $475	+5% $529	+10% $584
Rate	-1.0pp $520	-0.5pp $498	base $475	+0.5pp $451	+1.0pp $428

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1820 Highland Ave Unit 1 Troy, NY	2.0	1.0	1000	$850	$0.85	20d	1	0.17mi
88 14th St Unit 1 Troy, NY	2.0	1.0	1000	$795	$0.80	20d	1	0.49mi
51 14th St Unit 1 Troy, NY	2.0	1.0	1000	$850	$0.85	15d	1	0.50mi
198 Pawling Ave Troy, NY	2.0	1.0	700	$1,650	$2.36	25d	1	0.57mi
136 Maple Ave Unit 2 Troy, NY	2.0	1.0	1155	$2,000	$1.73	45d	1	0.69mi
1520 6th Ave Troy, NY	2.0–4.0	2.0–4.0	1209	$1,100	$0.91	25d	8	0.90mi
124 Ferry St Troy, NY	1.0–3.0	1.0–2.0	814	$1,029	$1.26	15d	10	0.92mi
1611 6th Ave Troy, NY	1.0–2.0	1.0–2.0	976	$1,800	$1.84	15d	28	0.93mi
110 Project Rd Unit 1 Troy, NY	2.0	1.0	1000	$1,300	$1.30	25d	1	1.01mi
1808 5th Ave Troy, NY	1.0	1.0	853	$1,450	$1.70	20d	1	1.02mi
3 25th St Troy, NY	1.0–2.0	1.0	805	$1,220	$1.52	15d	1	1.03mi
150 4th St Troy, NY	1.0	1.0	800	$1,100	$1.38	25d	1	1.03mi
169 Hutton St Unit 2 Troy, NY	2.0	1.0	1000	$795	$0.80	15d	1	1.05mi
2420 21st St Troy, NY	1.0–2.0	1.0	775	$1,280	$1.65	20d	1	1.08mi
334 4th St Troy, NY	2.0	1.0	1200	$1,550	$1.29	25d	1	1.10mi
159 Hoosick St Unit 1F Troy, NY	1.0	1.0	1050	$1,050	$1.00	20d	1	1.11mi
159 Hoosick St Unit 1R Troy, NY	2.0	1.0	1050	$795	$0.76	20d	1	1.11mi
2002 Federal St Troy, NY	2.0	1.0–2.0	830	$2,412	$2.91	15d	51	1.11mi
2001 5th Ave Troy, NY	2.0	1.0–2.0	865	$2,062	$2.38	15d	10	1.11mi
182 Delaware Ave Troy, NY	1.0–2.0	1.0–2.0	739	$1,295	$1.75	15d	17	1.12mi
65 3rd St Troy, NY	2.0	2.0	1185	$2,995	$2.53	25d	1	1.13mi
53 3rd St Troy, NY	1.0	1.0	1000	$1,700	$1.70	20d	1	1.14mi
77 Adams St Unit 12 Troy, NY	2.0	1.0	714	$1,166	$1.63	25d	1	1.15mi
53-55 Congress St Troy, NY	2.0	1.0	1500	$1,700	$1.13	25d	1	1.15mi
17 State St Troy, NY	4.0	1.0–1.5	1810	$1,719	$0.95	15d	7	1.20mi
132 1st St Unit 1 Troy, NY	2.0	1.0	840	$1,700	$2.02	22d	1	1.22mi
323 2nd St #1 Troy, NY	2.0	1.0	1150	$1,950	$1.70	25d	1	1.29mi
355 Monroe St Apt 2 Troy, NY	1.0	1.0	750	$1,100	$1.47	22d	1	1.30mi
2 River St Troy, NY	2.0	1.0–2.5	945	$2,050	$2.17	15d	6	1.30mi
155 River St Unit BD Troy, NY	—	1.0	1346	$1,950	$1.45	15d	1	1.31mi
155 River St Unit 3C Troy, NY	2.0	1.0	1100	$2,000	$1.82	15d	1	1.31mi
155 River St Unit 5D Troy, NY	2.0	1.0	900	$2,000	$2.22	45d	1	1.31mi

Listing history 3 events

1. 2026-06-21
   days on market $89,900 Active 4 DOM
2. 2026-06-17
   remarks 180-char remark
3. 2026-06-17
   listed $89,900 Active 1 DOM

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,647
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$2,615
• Taxable income: $4,535
• Est. tax owed @ 24.0%: −$1,088
• After-tax cash flow: $4,608/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: Troy City School District
• NCES district ID: 3628950
• Math proficiency: 44% ▲ 6.00%
• Reading proficiency: 46% ▲ 6.00%
• Median HH income: $42,143
• Composite: 37.89/100
• National rank: #4318
• State rank: #467 of 590 in NY

Livability — Troy

• Score: 81/100
• State rank: #88
• US rank: #1350

Category grades

Amenities A+ Commute A+ Cost of living B+ Crime F Employment C- Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Troy, NY
• County: Rensselaer County · 75,590 people
• City population: 53,479
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 53,479
• Household income: $75,851
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 2698.0

Population outlook (Rensselaer County) Hauer SSP2

• Today (2025): 162,400 people
• By 2030: 161,746 · -0.4%
• By 2040: 158,095 · -2.7%
• By 2050: 152,966 · -5.8%
• By 2075: 140,767 · -13.3%
• By 2100: 124,727 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 8% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 5% Lithuanian 5% Slovak 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Arabic 2%

Political lean MEDSL · Rensselaer

• 2024 margin: Toss-up / Even · D 50.7% · R 49.3%
• 2008→2024 swing: -8.0pp toward R · 2008: 9.3pp · 2024: 1.4pp
• All cycles: 2024: D+1.4 2020: D+5.6 2016: R+2.9 2012: D+11.8 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.53%
• Current HPI: 285.0762
• Rent YoY: ▲ 4.88%
• Metro: Albany-Schenectady-Troy, NY
• 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

1 event — show timeline

• 2026-06-16 Listed $89,900 Global MLS

Property tax history

+16.4%/yr

Latest (2025): $5,071 · +9.1% YoY. Source: county tax records.