None · Troy, NY 12180

$285,000

7 bd · 3.0 ba · 2,640 sqft · MultiFamily public records · 7 Days on market

Built 1890 2,178 sqft lot Est $327k · 13% under

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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
• ARV discount +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

HIGHEST & BEST DUE 4/29 at 5PM Located directly across from RPI, this investment property offers significant potential. The duplex features two bedrooms on each floor and includes a partially finished basement with the potential to be converted into a third unit. This property is being listed as individual but also packaged with 83 13th St MLS# 202615781 & 1509 15th St MLS #202615782 Package MLS #202615778 Being Sold AS IS

Key facts

• 2,178 sq ft lot
• Built 1890
• Listed 7 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex; Two units (total); Below-grade finished area present
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding

Interior

• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms
• Bathrooms: 2 full bathrooms (one full bath on the 1st level and one full bath on the 2nd level)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Full basement with partial finished areas and walk-out access

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath multifamily listed at $285k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $285k).
• Cap rate 15.0% 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: schools C-, 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.
• Market conditions: Rents rising fast (+4.9%/yr); 220 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).
• At $5,094/mo this rent would consume 81% of the median local household income ($76k/yr) (locally 2698% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 $80k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 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 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $285,000

Questions for the listing agent

1. Built in 1890 — 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 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: 1.79% ✓
• Cap rate: 14.96%
• Cash-on-cash: 30.96%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $327,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1266 5th Ave	0.44mi	6/2.0 (-1)	2,540 (-4%)	1mo	$240,000	$94	64
2212 12th St	0.57mi	8/3.0 (+1)	2,664 (+1%)	8mo	$399,999	$150	60
6 14th St	0.27mi	6/2.0 (-1)	2,544 (-4%)	18mo	$315,000	$124	57
850 Peoples Ave	0.47mi	7/2.0	2,804 (+6%)	10mo	$290,000	$103	56
298 3rd St	0.69mi	8/3.0 (+1)	2,646 (+0%)	8mo	$317,000	$120	56
76 13th St	0.09mi	6/2.0 (-1)	2,332 (-12%)	15mo	$355,000	$152	55
1250 5th Ave	0.46mi	7/2.0	2,870 (+9%)	13mo	$179,000	$62	49
62 Ida St	0.72mi	8/2.0 (+1)	2,484 (-6%)	7mo	$125,000	$50	42
2308 12th St	0.71mi	7/4.0	2,780 (+5%)	17mo	$358,000	$129	40
236 11th St	0.69mi	8/3.0 (+1)	2,860 (+8%)	17mo	$265,000	$93	35
179 9th St	0.73mi	6/2.0 (-1)	2,300 (-13%)	11mo	$290,000	$126	26
1207 Hutton St	0.69mi	6/4.0 (-1)	2,300 (-13%)	14mo	$335,000	$146	26

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: 27.9%
• Equity multiple: 2.19×
• Total profit: $94,850
• Equity at exit: $42,494

10-year hold

• IRR: 36.5%
• Equity multiple: 4.68×
• Total profit: $293,620
• Equity at exit: $24,642

Cash invested: $79,800 (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: 14.0×

Monthly cashflow live

• Estimated rent: $5,094 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$352 /mo · $4,223/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,070
• Net cashflow: $2,059

Break-even live

Break-even rent $2,488

Max offer price $285,000

Occupancy floor 55%

Sensitivity live

Price	-10% $2,220	-5% $2,140	+0% $2,059	+5% $1,978	+10% $1,898
Rent	-10% $1,657	-5% $1,858	+0% $2,059	+5% $2,260	+10% $2,461
Rate	-1.0pp $2,203	-0.5pp $2,132	base $2,059	+0.5pp $1,985	+1.0pp $1,910

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,094
Total (3 units)			$5,094

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2326 15th St Unit 2 Troy, NY	8.0	2.5	2500	$650	$0.26	15d	1	0.81mi

Listing history 5 events

1. 2026-05-01
   status Pending 438-char remark

   Show marketing remark (438 chars)

   HIGHEST & BEST DUE 4/29 at 5PM Located directly across from RPI, this investment property offers significant potential. The duplex features two bedrooms on each floor and includes a partially finished basement with the potential to be converted into a third unit. This property is being listed as individual but also packaged with 83 13th St MLS# 202615781 & 1509 15th St MLS #202615782 Package MLS #202615778 Being Sold AS IS

2. 2026-05-01
   status Pending

   Show marketing remark (438 chars)

   HIGHEST & BEST DUE 4/29 at 5PM Located directly across from RPI, this investment property offers significant potential. The duplex features two bedrooms on each floor and includes a partially finished basement with the potential to be converted into a third unit. This property is being listed as individual but also packaged with 83 13th St MLS# 202615781 & 1509 15th St MLS #202615782 Package MLS #202615778 Being Sold AS IS

3. 2026-04-24
   listed $99,000 Active 438-char remark

   Show marketing remark (438 chars)

   HIGHEST & BEST DUE 4/29 at 5PM Located directly across from RPI, this investment property offers significant potential. The duplex features two bedrooms on each floor and includes a partially finished basement with the potential to be converted into a third unit. This property is being listed as individual but also packaged with 83 13th St MLS# 202615781 & 1509 15th St MLS #202615782 Package MLS #202615778 Being Sold AS IS

4. 2026-04-24
   listed $285,000 Active

   Show marketing remark (438 chars)

   HIGHEST & BEST DUE 4/29 at 5PM Located directly across from RPI, this investment property offers significant potential. The duplex features two bedrooms on each floor and includes a partially finished basement with the potential to be converted into a third unit. This property is being listed as individual but also packaged with 83 13th St MLS# 202615781 & 1509 15th St MLS #202615782 Package MLS #202615778 Being Sold AS IS

5. 2008-07-09
   soldstatus $250,000

ⓘ 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: $4,223 · $352/mo
• Projected year-2 tax: $4,520 · $377/mo
• Expected delta: +$297/yr (+$25/mo · 7.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 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: $61,128
• − Mortgage interest: −$15,964
• − Property taxes: −$4,223
• − Insurance: −$1,425
• − Repairs & maintenance: −$4,890
• − Management: −$4,890
• − Depreciation: −$8,291
• Taxable income: $21,445
• Est. tax owed @ 24.0%: −$5,147
• After-tax cash flow: $19,562/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

+14.0% since first listed

5 events — show timeline

• 2026-05-01 Pending — Global MLS
• 2026-05-01 Pending — Global MLS
• 2026-04-24 Listed $285,000 Global MLS
• 2026-04-24 Listed $99,000 Global MLS
• 2008-07-09 Sold (Public Records) $250,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $4,223 · -22.1% YoY. Source: county tax records.