30 118th St · Troy, NY 12182

$269,900

4 bd · 4.0 ba · 1,896 sqft · MultiFamily public records · 35 Days on market

Built 1865 1,306 sqft lot $142/sqft · 6% below area Est $286k · 6% 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).

• Cash flow +24.9/30.0
• ARV discount +10.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Looking for a home to Renovate? This 2 family Lansignburgh home has a lot of potential. Each unit has separate entrances. 3 bedrooms, 1 bathroom per unit. Bring this one back to it's former beauty!

Key facts

• Near downtown troy
• Spacious floor plans
• 1,306 sq ft lot

Tags

• SPACIOUS FLOOR PLANS
• NEAR DOWNTOWN TROY
• EASY ACCESS TO HIGHWAYS

Property features AI

Finance

• Financial info: Two-unit property

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex
• Construction: Vinyl siding
• Exterior features: Small lot (approximately 0.03 acres)

Interior

• Bedrooms: Unit 1: 2 bedrooms (both on the 1st floor); Unit 2: 2 bedrooms (both on the 2nd floor)
• Bathrooms: Total of 4 full bathrooms; Unit 1: 2 full bathrooms (both on the 1st floor); Unit 2: 2 full bathrooms (both on the 2nd floor)
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive. Per door: $292/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $262k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Lansingburgh Central School District (urban): math 31% / reading 35% proficiency, ranked #566 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $20k; list at $270k implies a 1250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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. Built in 1865 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $286,108
• List price: $269,900
• Delta: -5.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
669 6th Ave	0.08mi	3/2.0 (-1)	1,884 (-1%)	8mo	$102,000	$54	75
536 7th Ave	0.37mi	5/2.0 (+1)	1,864 (-2%)	9mo	$200,000	$107	59
39 111th St	0.60mi	4/2.0	1,936 (+2%)	5mo	$200,000	$103	56
847 5th Ave	0.51mi	4/2.0	2,052 (+8%)	1mo	$245,000	$119	54
799 5th Ave	0.38mi	4/2.0	2,112 (+11%)	6mo	$226,000	$107	50
411 Fifth Ave	0.68mi	4/3.0	1,751 (-8%)	4mo	$220,000	$126	48
33 110th St	0.69mi	4/2.0	2,026 (+7%)	5mo	$205,000	$101	44
46 Continental Ave	0.74mi	4/2.0	1,832 (-3%)	12mo	$242,000	$132	42
443-445 3rd Ave	0.60mi	5/2.0 (+1)	1,792 (-6%)	10mo	$172,000	$96	42
418 7th Ave	0.69mi	5/2.0 (+1)	2,025 (+7%)	6mo	$227,000	$112	38
457 4th Ave	0.56mi	5/2.0 (+1)	2,032 (+7%)	13mo	$252,000	$124	38
10 Northern Dr	0.70mi	4/2.0	2,168 (+14%)	10mo	$145,000	$67	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-6,545
• Equity at exit: $40,243

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $42,276
• Equity at exit: $23,336

Cash invested: $75,572 (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 12182

• Home prices YoY: -15.6%
• Active inventory: 75
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $3,068 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$312 /mo · $3,749/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $583

Break-even live

Break-even rent $2,329

Max offer price $269,900

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,068
Total (2 units)			$3,068

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 2nd Ave Troy, NY	1.0–3.0	1.0–1.5	1185	$1,711	$1.44	14d	1	0.29mi
53 Park Ave Cohoes, NY	3.0	1.0	1875	$1,600	$0.85	14d	1	0.73mi
290 2nd Ave Troy, NY	3.0	1.0	1400	$1,600	$1.14	21d	1	0.99mi
192 Saratoga St Cohoes, NY	1.0–3.0	1.0–3.0	1157	$2,600	$2.25	14d	4	1.35mi
157 6th Ave Unit 2 Troy, NY	3.0	1.0	1300	$1,350	$1.04	18d	1	1.36mi
131 6th Ave Troy, NY	4.0	1.0	1400	$2,325	$1.66	14d	1	1.42mi
12 White St Cohoes, NY	3.0	2.0	1790	$2,895	$1.62	18d	1	1.44mi

Listing history 26 events

1. 2026-06-18
   days on market $269,900 Active 35 DOM
2. 2026-06-17
   days on market $269,900 Active 34 DOM
3. 2026-06-16
   days on market $269,900 Active 33 DOM
4. 2026-06-15
   days on market $269,900 Active 32 DOM
5. 2026-06-14
   days on market $269,900 Active 30 DOM
6. 2026-06-10
   days on market $269,900 Active 27 DOM
7. 2026-06-09
   days on market $269,900 Active 26 DOM
8. 2026-06-08
   days on market $269,900 Active 25 DOM
9. 2026-06-07
   days on market $269,900 Active 24 DOM
10. 2026-06-05
    days on market $269,900 Active 21 DOM
11. 2026-06-03
    days on market $269,900 Active 20 DOM
12. 2026-06-02
    days on market $269,900 Active 19 DOM
13. 2026-06-01
    days on market $269,900 Active 18 DOM
14. 2026-05-31
    days on market $269,900 Active 17 DOM
15. 2026-05-31
    days on market $269,900 Active 16 DOM
16. 2026-05-14
    listed $269,900 Active 307-char remark
17. 2025-12-30
    historical
18. 2025-11-03
    price $275,000
19. 2025-06-30
    price $279,900
20. 2025-05-22
    listed $290,000 Active
21. 2020-11-02
    soldstatus $20,000
22. 2020-10-27
    soldstatus $20,000 Closed (Final Sale)

    Show marketing remark (197 chars)

    Looking for a home to Renovate? This 2 family Lansignburgh home has a lot of potential. Each unit has separate entrances. 3 bedrooms, 1 bathroom per unit. Bring this one back to it's former beauty!

23. 2020-09-21
    status Pend (Under Cntr)

    Show marketing remark (197 chars)

    Looking for a home to Renovate? This 2 family Lansignburgh home has a lot of potential. Each unit has separate entrances. 3 bedrooms, 1 bathroom per unit. Bring this one back to it's former beauty!

24. 2020-07-24
    status Back On Market

    Show marketing remark (197 chars)

    Looking for a home to Renovate? This 2 family Lansignburgh home has a lot of potential. Each unit has separate entrances. 3 bedrooms, 1 bathroom per unit. Bring this one back to it's former beauty!

25. 2020-07-18
    status Pend (Under Cntr)

    Show marketing remark (197 chars)

    Looking for a home to Renovate? This 2 family Lansignburgh home has a lot of potential. Each unit has separate entrances. 3 bedrooms, 1 bathroom per unit. Bring this one back to it's former beauty!

26. 2020-07-14
    listed $50,000 New

    Show marketing remark (197 chars)

    Looking for a home to Renovate? This 2 family Lansignburgh home has a lot of potential. Each unit has separate entrances. 3 bedrooms, 1 bathroom per unit. Bring this one back to it's former beauty!

ⓘ 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: $3,749 · $312/mo
• Projected year-2 tax: $4,155 · $346/mo
• Expected delta: +$406/yr (+$34/mo · 10.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 54% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $36,816
• − Mortgage interest: −$15,119
• − Property taxes: −$3,749
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,945
• − Management: −$2,945
• − Depreciation: −$7,852
• Taxable income: $2,856
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $6,316/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: Lansingburgh Central School District
• NCES district ID: 3616740
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $44,807
• Composite: 28.19/100
• National rank: #6810
• State rank: #566 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
• City population: 53,479
• Population (ZIP): 14,273

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 14% Two or more races 12% Hispanic / Latino 7%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Lithuanian 7% Romanian 3% Iranian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -50.58%
• Current HPI: 273.5758
• 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

+439.8% since first listed

11 events — show timeline

• 2026-05-14 Listed $269,900 Global MLS
• 2025-12-30 Listing Removed — Global MLS
• 2025-11-03 Price Changed $275,000 Global MLS
• 2025-06-30 Price Changed $279,900 Global MLS
• 2025-05-22 Listed $290,000 Global MLS
• 2020-11-02 Sold (Public Records) $20,000 Public Records
• 2020-10-27 Sold (MLS) $20,000 Global MLS
• 2020-09-21 Pending — Global MLS
• 2020-07-24 Relisted — Global MLS
• 2020-07-18 Pending — Global MLS
• 2020-07-14 Listed $50,000 Global MLS

Property tax history

+17.9%/yr

Latest (2025): $3,749 · +1.3% YoY. Source: county tax records.