1830 E Highland Ave · Troy, NY 12180

$220,000

6 bd · 2.0 ba · 2,194 sqft · MultiFamily public records · 168 Days on market

Built 1891 $100/sqft · 51% below area Est $389k · 43% 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 +15.0/15.0
• 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: 2 units. confirmed

Listing remarks MLS

Well-maintained fully occupied duplex located in a desirable Troy neighborhood. This income-producing property features large units with strong rental income, long-term tenants, and a private driveway for off-street parking. Enjoy a spacious backyard, ideal for tenant use or added value potential. Situated in a great area with consistent rental demand, this property is perfect for investors or owner-occupants looking to offset their mortgage while living comfortably in a well-located multifamily home.

Key facts

• Long-term tenants
• Spacious backyard
• Private driveway

Tags

• PRIVATE DRIVEWAY
• SPACIOUS BACKYARD
• STRONG RENTAL INCOME
• LONG-TERM TENANTS
• CONSISTENT RENTAL DEMAND

🏷️ Possibly a rental listed for sale. The $220,000 price doesn't fit this home's estimated sale value (~$388,761) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $584/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 $3,825/mo this rent would consume 61% 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 $7k 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 $62k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $220k implies a 389% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1891 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% 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 1891 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.74% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.76%
• DSCR: 2.01
• GRM: 4.8

CMA / ARV

• ARV (median comp): $388,761
• List price: $220,000
• Delta: -31.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 13th St	0.42mi	6/2.0	2,080 (-5%)	15mo	$220,000	$106	59
45 14th St	0.37mi	6/2.0	1,968 (-10%)	11mo	$272,000	$138	56
76 13th St	0.45mi	6/2.0	2,332 (+6%)	15mo	$355,000	$152	56
12 Marshall St	0.45mi	6/3.0	2,176 (-1%)	22mo	$220,000	$101	56
1499 15th St	0.33mi	6/2.0	2,352 (+7%)	20mo	$313,500	$133	56
192 Hill St	0.73mi	5/2.0 (-1)	2,260 (+3%)	2mo	$275,500	$122	54
198 Hill St	0.72mi	6/2.0	2,000 (-9%)	12mo	$165,000	$83	42
55 Collins Ave	0.65mi	5/2.0 (-1)	2,345 (+7%)	22mo	$179,220	$76	35

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: 18.1%
• Equity multiple: 1.75×
• Total profit: $46,388
• Equity at exit: $32,803

10-year hold

• IRR: 28.0%
• Equity multiple: 3.74×
• Total profit: $168,698
• Equity at exit: $19,022

Cash invested: $61,600 (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: 9.6×

Monthly cashflow live

• Estimated rent: $3,825 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$608 /mo · $7,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$803
• Net cashflow: $1,168

Break-even live

Break-even rent $2,346

Max offer price $220,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,293	-5% $1,230	+0% $1,168	+5% $1,106	+10% $1,044
Rent	-10% $866	-5% $1,017	+0% $1,168	+5% $1,319	+10% $1,470
Rate	-1.0pp $1,279	-0.5pp $1,224	base $1,168	+0.5pp $1,111	+1.0pp $1,053

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$3,824
Total (2 units)			$3,825

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
97 14th St Unit 2 Troy, NY	5.0	2.0	1600	$625	$0.39	19d	1	0.38mi

Listing history 21 events

1. 2026-06-18
   price $220,000 Active 168 DOM
2. 2026-06-18
   days on market $268,000 Active 168 DOM
3. 2026-06-17
   days on market $268,000 Active 167 DOM
4. 2026-06-16
   days on market $268,000 Active 166 DOM
5. 2026-06-15
   days on market $268,000 Active 165 DOM
6. 2026-06-14
   days on market $268,000 Active 163 DOM
7. 2026-06-13
   days on market $268,000 Active 162 DOM
8. 2026-06-10
   days on market $268,000 Active 160 DOM
9. 2026-06-09
   days on market $268,000 Active 159 DOM
10. 2026-06-08
    days on market $268,000 Active 158 DOM
11. 2026-06-07
    days on market $268,000 Active 157 DOM
12. 2026-06-03
    days on market $268,000 Active 153 DOM
13. 2026-06-02
    days on market $268,000 Active 152 DOM
14. 2026-06-01
    days on market $268,000 Active 151 DOM
15. 2026-05-31
    days on market $268,000 Active 150 DOM
16. 2026-05-31
    days on market $268,000 Active 149 DOM
17. 2026-05-04
    price $268,000 506-char remark

    Show marketing remark (506 chars)

    Well-maintained fully occupied duplex located in a desirable Troy neighborhood. This income-producing property features large units with strong rental income, long-term tenants, and a private driveway for off-street parking. Enjoy a spacious backyard, ideal for tenant use or added value potential. Situated in a great area with consistent rental demand, this property is perfect for investors or owner-occupants looking to offset their mortgage while living comfortably in a well-located multifamily home.

18. 2026-04-12
    price $285,000 506-char remark

    Show marketing remark (506 chars)

    Well-maintained fully occupied duplex located in a desirable Troy neighborhood. This income-producing property features large units with strong rental income, long-term tenants, and a private driveway for off-street parking. Enjoy a spacious backyard, ideal for tenant use or added value potential. Situated in a great area with consistent rental demand, this property is perfect for investors or owner-occupants looking to offset their mortgage while living comfortably in a well-located multifamily home.

19. 2026-01-16
    price $299,900 506-char remark

    Show marketing remark (506 chars)

    Well-maintained fully occupied duplex located in a desirable Troy neighborhood. This income-producing property features large units with strong rental income, long-term tenants, and a private driveway for off-street parking. Enjoy a spacious backyard, ideal for tenant use or added value potential. Situated in a great area with consistent rental demand, this property is perfect for investors or owner-occupants looking to offset their mortgage while living comfortably in a well-located multifamily home.

20. 2026-01-01
    listed $325,000 Active 506-char remark

    Show marketing remark (506 chars)

    Well-maintained fully occupied duplex located in a desirable Troy neighborhood. This income-producing property features large units with strong rental income, long-term tenants, and a private driveway for off-street parking. Enjoy a spacious backyard, ideal for tenant use or added value potential. Situated in a great area with consistent rental demand, this property is perfect for investors or owner-occupants looking to offset their mortgage while living comfortably in a well-located multifamily home.

21. 2001-09-07
    soldstatus $45,000

ⓘ 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: $7,298 · $608/mo
• Projected year-2 tax: $7,298 · $608/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $45,900
• − Mortgage interest: −$12,323
• − Property taxes: −$7,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,672
• − Management: −$3,672
• − Depreciation: −$6,400
• Taxable income: $11,435
• Est. tax owed @ 24.0%: −$2,744
• After-tax cash flow: $11,274/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

+495.6% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $268,000 Global MLS
• 2026-04-12 Price Changed $285,000 Global MLS
• 2026-01-16 Price Changed $299,900 Global MLS
• 2026-01-01 Listed $325,000 Global MLS
• 2001-09-07 Sold (Public Records) $45,000 Public Records

Property tax history

+17.9%/yr

Latest (2025): $7,298 · -27.3% YoY. Source: county tax records.