2 Mcloughlin Ln · Troy, NY 12180

$244,900

6 bd · 2.0 ba · 2,280 sqft · MultiFamily public records · 30 Days on market

Built 1946 4,356 sqft lot Est $210k · 17% over

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Why this score? — see what drove the D+ 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 +18.9/30.0
• 1% rule +8.0/10.0
• DSCR +5.9/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

Spacious 2-family tucked away on a quiet lane. Each unit offers 3 bedrooms, full bath, spacious living room, and a kitchen with dining area. The first-floor unit has been completely renovated. Second-floor unit is occupied by a long-term tenant currently paying below market rent. Strong potential for increased cash flow at market rents, making this a great investment or owner-occupant opportunity. Access to property via recorded easement.

Key facts

• 4,356 sq ft lot
• 4 parking spots
• Built 1946

Property features AI

Finance

• Financial info: For this duplex, tenants pay internet and electricity

Exterior

• Parking: Four parking spaces total; Off-street paved driveway
• Utilities: Public water; Public sewer; 100 amp electric service; Cable available
• Home design: Duplex; Two dwelling units
• Construction: Vinyl siding exterior; Block and brick/mortar foundation
• Exterior features: Flat roof; Property has access to the Hudson River; Lot approximately 0.1 acre

Interior

• Kitchen: Each unit includes its own kitchen
• Bedrooms: Unit 1: 3 bedrooms (all on the 1st floor); Unit 2: 3 bedrooms (all on the 2nd floor)
• Flooring: Tile; Laminate
• Bathrooms: Two full bathrooms total (one full bath on the 1st floor, one full bath on the 2nd floor); Each unit has one full bathroom
• Heating & cooling: Hot water baseboard heating; Natural gas heating
• Interior features: ENERGY STAR qualified windows; Tile and laminate flooring; Full unfinished basement
• Laundry & utility: Washer and electric dryer hookups on main and upper levels

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $245k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive. Per door: $97/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $241k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Rents rising fast (+4.9%/yr); 220 active listings in the ZIP; solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).
• At $3,182/mo this rent would consume 50% 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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; list at $245k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; flood insurance adds $56/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,226 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.30% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.19
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $209,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 5th Ave	0.12mi	6/2.0	2,238 (-2%)	2mo	$236,500	$106	90
137 2nd Ave	0.24mi	6/2.0	2,396 (+5%)	3mo	$220,000	$92	78
57 5th Ave	0.09mi	7/2.0 (+1)	2,418 (+6%)	4mo	$240,000	$99	77
23 Glen Ave	0.25mi	5/2.0 (-1)	2,200 (-4%)	1mo	$95,000	$43	76
70 6th Ave	0.18mi	6/2.5	2,104 (-8%)	0mo	$179,900	$86	76
145 6th Ave	0.28mi	6/2.0	2,154 (-6%)	2mo	$210,000	$97	76
79 6th Ave	0.17mi	6/2.0	2,048 (-10%)	2mo	$80,000	$39	73
172 6th Ave	0.36mi	6/2.0	2,454 (+8%)	1mo	$220,000	$90	70
3161 6th Ave	0.32mi	6/2.0	2,100 (-8%)	6mo	$130,000	$62	66
83 2nd Ave	0.11mi	6/3.0	2,608 (+14%)	2mo	$375,000	$144	65
288 5th Ave	0.65mi	6/2.0	2,216 (-3%)	4mo	$140,000	$63	62
6 W Sunnyside Way	0.54mi	5/3.0 (-1)	1,980 (-13%)	4mo	$242,000	$122	41

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-20,707
• Equity at exit: $36,515

10-year hold

• IRR: 4.6%
• Equity multiple: 1.38×
• Total profit: $25,858
• Equity at exit: $21,174

Cash invested: $68,572 (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 12180

• Home prices YoY: -33.3%
• Rents YoY: 4.9%
• Active inventory: 220
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $3,182 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$877 /mo · $10,524/yr
• Insurance: −$102
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $195

Break-even live

Break-even rent $2,935

Max offer price $244,900

Occupancy floor 89%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,182
Total (2 units)			$3,182

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $244,900 Active 30 DOM
2. 2026-06-17
   days on market $244,900 Active 29 DOM
3. 2026-06-16
   days on market $244,900 Active 28 DOM
4. 2026-06-15
   days on market $244,900 Active 27 DOM
5. 2026-06-14
   remarks 442-char remark
6. 2026-06-14
   days on market $244,900 Active 25 DOM
7. 2026-06-10
   pricedays on market $244,900 Active 22 DOM
8. 2026-06-09
   days on market $254,900 Active 21 DOM
9. 2026-06-08
   days on market $254,900 Active 20 DOM
10. 2026-06-07
    days on market $254,900 Active 19 DOM
11. 2026-06-05
    days on market $254,900 Active 16 DOM
12. 2026-06-03
    days on market $254,900 Active 15 DOM
13. 2026-06-03
    price $254,900 Active 14 DOM
14. 2026-06-02
    days on market $264,900 Active 14 DOM
15. 2026-06-01
    days on market $264,900 Active 13 DOM
16. 2026-05-31
    days on market $264,900 Active 12 DOM
17. 2026-05-31
    days on market $264,900 Active 11 DOM
18. 2026-05-19
    listed $264,900 Active
19. 2024-02-26
    soldstatus $120,000
20. 2022-01-11
    soldstatus $98,000

ⓘ 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: $10,524 · $877/mo
• Projected year-2 tax: $10,524 · $877/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 7/10 Severe FEMA zone X · 88% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $38,184
• − Mortgage interest: −$13,718
• − Property taxes: −$10,524
• − Insurance: −$1,891
• − Repairs & maintenance: −$3,055
• − Management: −$3,055
• − Depreciation: −$7,124
• Taxable loss: −$1,183
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $2,623/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
• 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

+170.3% since first listed

3 events — show timeline

• 2026-05-19 Listed $264,900 Global MLS
• 2024-02-26 Sold (Public Records) $120,000 Public Records
• 2022-01-11 Sold (Public Records) $98,000 Public Records

Property tax history

+29.9%/yr

Latest (2025): $10,524 · +37.4% YoY. Source: county tax records.