393 3rd St · Troy, NY 12180

$145,000

3 bd · 1.5 ba · 1,738 sqft · SingleFamily public records · 34 Days on market

Built 1836 3,049 sqft lot $83/sqft · 26% below area Est $197k · 26% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +8.3/10.0
• 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

Listing remarks MLS

This charming single family home located in the Osgood Neighborhood is perfect for owner occupants or investors. Sunny, cozy and ready for your personal touches, this unique property offers many different options. The yard is nicely landscaped and the enclosed rear porches provide great storage space too! Convenient location walkable to all downtown Troy has to offer. Schedule your showing today!

Key facts

• Oversized yard
• Swingset
• Enclosed rear porch

Tags

• ENCLOSED REAR PORCH
• FENCED BACKYARD
• PATIO
• SWINGSET
• OVERSIZED YARD
• NEAR DOWNTOWN TROY

Property features AI

Exterior

• Utilities: 100 amp electrical service; Public water; Public sewer
• Home design: Single family residence; Described as fixer condition
• Construction: Drywall construction; Brick/mortar foundation; Flat rubber roof
• Exterior features: Rear covered enclosed porch; Patio; Back yard fencing; Level, cleared lot with garden

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Three bedrooms located on the second level
• Flooring: Vinyl flooring; Carpet
• Bathrooms: One full bathroom on the first floor; One half bathroom on the second floor
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: 10 total rooms; Full unfinished basement
• Laundry & utility: First-floor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).
• This rent runs 30% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $145k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1836 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1836 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.45%
• DSCR: 1.55
• GRM: 6.3

CMA / ARV

• ARV (median comp): $197,214
• List price: $145,000
• Delta: -26.48%
• 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
409 3rd St	0.04mi	3/1.5	1,590 (-8%)	9mo	$275,000	$173	76
374 3rd St	0.06mi	3/1.5	1,657 (-5%)	17mo	$155,000	$94	76
456 2nd St	0.22mi	3/2.0	1,640 (-6%)	6mo	$176,000	$107	73
11 Spring Ave	0.59mi	3/1.5	1,788 (+3%)	3mo	$115,000	$64	65
1009 5th Ave	0.21mi	2/2.5 (-1)	1,596 (-8%)	5mo	$179,000	$112	64
84 Lincoln Ave	0.38mi	3/1.0	1,931 (+11%)	7mo	$50,000	$26	56
319 9th St	0.62mi	3/2.0	1,580 (-9%)	5mo	$294,000	$186	50
139 Delaware Ave	0.57mi	4/2.0 (+1)	1,823 (+5%)	12mo	$290,000	$159	49
1048 Madison Ave	0.61mi	4/3.0 (+1)	1,750 (+1%)	22mo	$260,000	$149	41
1 Birch St	0.74mi	3/1.0	1,496 (-14%)	4mo	$57,000	$38	37
20 Hopkins St	0.71mi	4/1.0 (+1)	1,628 (-6%)	17mo	$30,000	$18	35
433 9th St	0.68mi	4/2.5 (+1)	1,958 (+13%)	10mo	$300,000	$153	30

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,621
• Equity at exit: $21,620

10-year hold

• IRR: 13.8%
• Equity multiple: 2.22×
• Total profit: $49,456
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$760
• Tax from tax record: −$279 /mo · $3,349/yr
• Insurance: −$60
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $366

Break-even live

Break-even rent $1,463

Max offer price $145,000

Occupancy floor 76%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
363 1st St Troy, NY	3.0	2.5	1408	$2,100	$1.49	14d	1	0.12mi
363 1st St Troy, NY	3.0	2.5	1408	$2,100	$1.49	21d	1	0.12mi
323 2nd St #1 Troy, NY	2.0	1.0	1150	$1,950	$1.70	23d	1	0.14mi
355 4th St Troy, NY	3.0	2.0	1203	$1,750	$1.45	23d	1	0.21mi
306 3rd St Troy, NY	3.0	1.0	1100	$1,700	$1.55	23d	1	0.26mi
334 4th St Troy, NY	2.0	1.0	1200	$1,550	$1.29	23d	1	0.29mi
114 Ida St Unit 1 Troy, NY	3.0	1.0	1100	$1,395	$1.27	23d	1	0.32mi
2 River St Troy, NY	2.0	1.0–2.5	945	$2,650	$2.80	14d	6	0.48mi
809 Broadway #2 Watervliet, NY	3.0	1.0	1100	$1,625	$1.48	44d	1	0.52mi
649 4th St Unit 2 Troy, NY	3.0	1.0	1200	$1,345	$1.12	23d	1	0.56mi
11 Spring Ave Troy, NY	3.0	2.0	1788	$2,500	$1.40	23d	1	0.60mi
209 13th St Watervliet, NY	4.0	1.0	1100	$1,700	$1.55	44d	1	0.68mi
1520 6th Ave Troy, NY	2.0–4.0	2.0–4.0	1209	$1,224	$1.01	23d	8	0.82mi
53-55 Congress St Troy, NY	2.0	1.0	1500	$1,700	$1.13	23d	1	0.84mi
65 3rd St Troy, NY	2.0	2.0	1185	$2,995	$2.53	23d	1	0.84mi
155 River St Unit 3C Troy, NY	2.0	1.0	1100	$2,000	$1.82	14d	1	0.86mi
509 5th Ave Unit 9 Watervliet, NY	3.0	1.0	1100	$1,800	$1.64	14d	1	0.86mi
1611 6th Ave Troy, NY	1.0–2.0	1.0–2.0	976	$3,000	$3.07	14d	28	0.88mi
1513 5th Ave Unit 2 Watervliet, NY	3.0	1.0	1200	$1,550	$1.29	14d	1	0.88mi
1534 5th Ave #1 Watervliet, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	0.90mi
51 14th St Unit 2 Troy, NY	4.0	2.0	2000	$725	$0.36	19d	1	0.91mi
17 State St Troy, NY	4.0	1.0–1.5	1810	$2,996	$1.66	14d	7	0.93mi
53 13th St Troy, NY	4.0	1.0	1500	$650	$0.43	19d	1	0.93mi
36 Farm St Troy, NY	4.0	2.0	1100	$695	$0.63	14d	1	0.96mi
79 14th St Unit 2 Troy, NY	4.0	1.0	1500	$650	$0.43	19d	1	0.96mi
79 14th St Unit 1 Troy, NY	3.0	1.0	1500	$650	$0.43	19d	1	0.96mi
88 14th St Unit 2 Troy, NY	4.0	1.0	1500	$650	$0.43	19d	1	0.99mi
97 14th St Troy, NY	4.0	2.0	1500	$650	$0.43	19d	1	1.00mi
1708 Highland Ave Unit 3 Troy, NY	3.0	1.0	1485	$595	$0.40	19d	1	1.03mi
1820 Highland Ave Unit 2 Troy, NY	4.0	2.0	1680	$725	$0.43	19d	1	1.15mi
2001 5th Ave Troy, NY	2.0	1.0–2.0	865	$2,650	$3.06	14d	10	1.21mi
100 Vandenburgh Pl Troy, NY	2.0–3.0	1.0–1.5	1124	$2,182	$1.94	14d	9	1.23mi
2002 Federal St Troy, NY	2.0	1.0–2.0	830	$3,450	$4.16	14d	51	1.25mi
904 Peoples Ave Troy, NY	4.0	1.0	1800	$645	$0.36	19d	1	1.33mi
238 8th St Troy, NY	3.0	2.0	1200	$2,200	$1.83	23d	1	1.45mi
196 10th St Troy, NY	3.0	1.0	1200	$695	$0.58	19d	1	1.46mi
136 9th St Unit 3 Troy, NY	4.0	1.0	1500	$595	$0.40	19d	1	1.46mi
136 9th St Unit 2 Troy, NY	3.0	1.0	1500	$600	$0.40	19d	1	1.46mi
136 9th St Unit 1 Troy, NY	3.0	1.0	1500	$595	$0.40	19d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $145,000 Active 34 DOM
2. 2026-06-17
   days on market $145,000 Active 33 DOM
3. 2026-06-16
   days on market $145,000 Active 32 DOM
4. 2026-06-15
   days on market $145,000 Active 31 DOM
5. 2026-06-14
   days on market $145,000 Active 29 DOM
6. 2026-06-13
   days on market $145,000 Active 28 DOM
7. 2026-06-10
   days on market $145,000 Active 26 DOM
8. 2026-06-09
   days on market $145,000 Active 25 DOM
9. 2026-06-08
   days on market $145,000 Active 24 DOM
10. 2026-06-07
    days on market $145,000 Active 23 DOM
11. 2026-06-03
    pricedays on market $145,000 Active 19 DOM
12. 2026-06-02
    days on market $155,000 Active 18 DOM
13. 2026-06-01
    days on market $155,000 Active 17 DOM
14. 2026-05-31
    days on market $155,000 Active 16 DOM
15. 2026-05-31
    days on market $155,000 Active 15 DOM
16. 2026-05-15
    listed $155,000 Active 619-char remark
17. 2021-02-12
    soldstatus $65,000
18. 2021-02-10
    soldstatus $65,000 Closed (Final Sale) 402-char remark

    Show marketing remark (402 chars)

    This charming single family home located in the Osgood Neighborhood is perfect for owner occupants or investors. Sunny, cozy and ready for your personal touches, this unique property offers many different options. The yard is nicely landscaped and the enclosed rear porches provide great storage space too! Convenient location walkable to all downtown Troy has to offer. Schedule your showing today!

19. 2021-01-19
    status Pend (Under Cntr) 402-char remark

    Show marketing remark (402 chars)

    This charming single family home located in the Osgood Neighborhood is perfect for owner occupants or investors. Sunny, cozy and ready for your personal touches, this unique property offers many different options. The yard is nicely landscaped and the enclosed rear porches provide great storage space too! Convenient location walkable to all downtown Troy has to offer. Schedule your showing today!

20. 2020-12-19
    listed $74,900 New 402-char remark

    Show marketing remark (402 chars)

    This charming single family home located in the Osgood Neighborhood is perfect for owner occupants or investors. Sunny, cozy and ready for your personal touches, this unique property offers many different options. The yard is nicely landscaped and the enclosed rear porches provide great storage space too! Convenient location walkable to all downtown Troy has to offer. Schedule your showing today!

ⓘ 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: $3,349 · $279/mo
• Projected year-2 tax: $3,349 · $279/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 17 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: $23,104
• − Mortgage interest: −$8,122
• − Property taxes: −$3,349
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$4,218
• Taxable income: $2,326
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $3,829/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

+93.6% since first listed

6 events — show timeline

• 2026-06-03 Price Changed $145,000 Global MLS
• 2026-05-15 Listed $155,000 Global MLS
• 2021-02-12 Sold (Public Records) $65,000 Public Records
• 2021-02-10 Sold (MLS) $65,000 Global MLS
• 2021-01-19 Pending — Global MLS
• 2020-12-19 Listed $74,900 Global MLS

Property tax history

+15.9%/yr

Latest (2025): $3,349 · -22.1% YoY. Source: county tax records.