12 Sunset Dr · Troy, NY 12182

$259,900

3 bd · 1.5 ba · 1,675 sqft · SingleFamily public records · 7 Days on market

Built 1959 0.62 ac lot $155/sqft · 19% below area Est $321k · 19% 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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.8/10.0
• 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

Listing remarks

MULTIPLE OFFER DEADLINE 6PM Monday May 18th. An excellent opportunity for the buyer with vision to create immediate equity! s A distinctive mid-century brick ranch with elements throughout the home that provide character and style, complemented by generous room sizes and a flowing floor plan. Inside, the home features a bright and airy open floor plan filled with exceptional natural light from oversized windows that seamlessly connect the indoor living spaces with the surrounding landscape, The oversized lot offers privacy, flexibility, and ample outdoor space for recreation, gardening, expansion potential, or future outdoor living enhancements. Located in a quiet walkable community close

Key facts

• Open floor plan
• Oversized lot
• Oversized windows

Tags

• MID-CENTURY BRICK RANCH
• OPEN FLOOR PLAN
• OVERSIZED WINDOWS
• OVERSIZED LOT
• QUIET WALKABLE COMMUNITY

Property features AI

Exterior

• Parking: Attached garage (1 car); Total parking for 3 vehicles; Driveway; Paved, off-street parking
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Septic tank sewer; Circuit breakers for electric; Cable available
• Home design: Single family residence; Full basement
• Construction: Brick and wood siding exterior; Shingle (asphalt) roof
• Exterior features: Patio; Level, landscaped lot; Other exterior features

Interior

• Kitchen: Built-in electric oven; Cooktop; Range hood; Refrigerator
• Bedrooms: Primary bedroom (first floor); Additional bedrooms (first floor)
• Flooring: Ceramic tile; Hardwood; Linoleum
• Bathrooms: One full bathroom (first floor); One half bathroom (first floor)
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating
• Interior features: Paddle fan; Wood-burning fireplace (1)
• Laundry & utility: Washer and dryer included; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 7.7% 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.
• 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; 1 comparable units currently listed for rent nearby; 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $259,900

Questions for the listing agent

1. Built in 1959 — 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: 1.08% ✓
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 7.7

CMA / ARV

• ARV (median comp): $320,754
• List price: $259,900
• Delta: -18.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Sunset Dr	0.09mi	3/2.0	1,584 (-5%)	17mo	$335,000	$211	70
17 Avenue A	0.12mi	3/1.0	1,431 (-15%)	1mo	$212,500	$148	67
311 Belgrade St	0.74mi	3/1.5	1,724 (+3%)	1mo	$208,575	$121	60
6 Hopkins Ln	0.57mi	3/1.5	1,778 (+6%)	4mo	$245,000	$138	59
28 Milky Way Rd	0.26mi	3/2.0	1,523 (-9%)	14mo	$279,000	$183	59
14 Westcott Rd	0.38mi	3/1.5	1,600 (-4%)	19mo	$275,000	$172	59
40 Sunset Dr	0.19mi	3/2.0	1,456 (-13%)	14mo	$347,000	$238	56
55 Fane Ct	0.34mi	3/2.0	1,512 (-10%)	19mo	$270,000	$179	50
20 Russell Ct	0.60mi	3/1.0	1,780 (+6%)	13mo	$300,000	$169	49
93 Haughney Rd	0.54mi	4/2.0 (+1)	1,834 (+10%)	4mo	$286,000	$156	48
4 Ryan Rd	0.57mi	4/2.5 (+1)	1,780 (+6%)	12mo	$457,500	$257	44
9 Bickford Ln	0.57mi	4/2.0 (+1)	1,428 (-15%)	6mo	$220,000	$154	36

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-22,704
• Equity at exit: $38,752

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $5,534
• Equity at exit: $22,471

Cash invested: $72,772 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$438 /mo · $5,253/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $303

Break-even live

Break-even rent $2,416

Max offer price $259,900

Occupancy floor 84%

Sensitivity live

Price	-10% $450	-5% $377	+0% $303	+5% $229	+10% $156
Rent	-10% $82	-5% $192	+0% $303	+5% $414	+10% $524
Rate	-1.0pp $434	-0.5pp $369	base $303	+0.5pp $236	+1.0pp $167

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Parker Ln Unit 5 Waterford, NY	2.0	2.5	1500	$2,800	$1.87	15d	1	1.50mi

Listing history 1 events

1. 2026-05-13
   listed $259,900 Active 745-char remark

ⓘ 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: $5,253 · $438/mo
• Projected year-2 tax: $5,253 · $438/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,600
• − Mortgage interest: −$14,558
• − Property taxes: −$5,253
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$7,561
• Taxable loss: −$448
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $3,744/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

• 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

3 events — show timeline

• 2026-05-20 Pending — Global MLS
• 2026-05-20 Listing Removed — Global MLS
• 2026-05-13 Listed $259,900 Global MLS

Property tax history

+8.4%/yr

Latest (2025): $5,253 · -1.7% YoY. Source: county tax records.