52 Ida St · Troy, NY 12180

$142,500

2 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 109 Days on market

Built 1890 1,742 sqft lot $105/sqft · 18% below area Est $173k · 18% 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 +21.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +7.0/10.0
• 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

Listing remarks MLS

An exciting opportunity in South Troy--this 2-bedroom, 1-bath single-family home on a double lot (50 & 52 Ida St. conveyed together!) offers exceptional outdoor space and flexibility. Both lots are fully fenced as one, creating a private, oversized yard perfect for entertaining, expansion, or just enjoying the outdoors. Relax in your backyard while overlooking the Poesten Kill Creek, a peaceful setting perfect for hosting gatherings! Conveniently located near local amenities. Property is being sold as-is.

Key facts

• Fully fenced
• Double lot
• Near local amenities

Tags

• DOUBLE LOT
• FULLY FENCED
• PRIVATE OVERSIZED YARD
• OVERLOOKING POESTEN KILL CREEK
• NEAR LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (29.4% below list).
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $101k (29.4% below list) — sets the bar for cash-flow.
• Cap rate 8.2% 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: 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.
• Zoned schools: Ps 14 (math 47% / reading 42%, grade F, #1,277 of 2,108 statewide, top 64%, 425 students, 76% FRL); Troy Middle School (math 22% / reading 43%, grade F, #504 of 729 statewide, top 70%, 786 students, 72% FRL); Troy High School (math 95% / reading 77%, grade A, #347 of 1,100 statewide, top 32%, 1,153 students, 64% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 220 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $985 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.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $30k; list at $142k implies a 375% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; flood insurance adds $460/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,536 (29.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — 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. 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 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: 1.23% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 6.8

CMA / ARV

• ARV (median comp): $172,952
• List price: $142,500
• Delta: -17.61%
• 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
37 Francis St	0.51mi	2/1.0	1,298 (-4%)	12mo	$190,000	$146	60
66 Jefferson St	0.07mi	2/1.5	1,152 (-15%)	12mo	$125,000	$109	60
35 Lincoln Ave	0.54mi	3/1.0 (+1)	1,346 (-0%)	17mo	$162,800	$121	55
10 Clearview Dr	0.57mi	3/3.0 (+1)	1,383 (+2%)	7mo	$325,000	$235	51
1318 3rd Ave	0.64mi	3/1.5 (+1)	1,350 (-0%)	15mo	$245,000	$181	51
1 Birch St	0.59mi	3/1.0 (+1)	1,496 (+11%)	4mo	$57,000	$38	46
504 Washington St	0.34mi	3/2.5 (+1)	1,250 (-8%)	17mo	$135,000	$108	46
1503 4th Ave	0.74mi	2/1.0	1,262 (-7%)	13mo	$155,000	$123	43
14 State Street St	0.68mi	2/2.0	1,239 (-8%)	11mo	$240,000	$194	41
359 Congress St	0.68mi	2/1.5	1,496 (+11%)	9mo	$187,500	$125	41
26 Lincoln Ave	0.51mi	3/2.0 (+1)	1,210 (-10%)	16mo	$159,500	$132	36
4 O'neil St	0.72mi	3/1.5 (+1)	1,152 (-15%)	3mo	$250,000	$217	32

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: -24.6%
• Equity multiple: 0.14×
• Total profit: $-34,413
• Equity at exit: $21,247

10-year hold

• IRR: -12.3%
• Equity multiple: 0.17×
• Total profit: $-33,294
• Equity at exit: $12,321

Cash invested: $39,900 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$747
• Tax from tax record: −$359 /mo · $4,310/yr
• Insurance: −$59
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-238

Break-even live

Break-even rent $2,059

Max offer price $100,536

Occupancy floor —

Sensitivity live

Price	-10% $-157	-5% $-197	+0% $-238	+5% $-278	+10% $-318
Rent	-10% $-376	-5% $-307	+0% $-238	+5% $-168	+10% $-99
Rate	-1.0pp $-166	-0.5pp $-201	base $-238	+0.5pp $-274	+1.0pp $-312

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 3rd St Troy, NY	3.0	1.0	1100	$1,700	$1.55	25d	1	0.05mi
355 4th St Troy, NY	3.0	2.0	1203	$1,750	$1.45	25d	1	0.07mi
323 2nd St #1 Troy, NY	2.0	1.0	1150	$1,950	$1.70	25d	1	0.10mi
334 4th St Troy, NY	2.0	1.0	1200	$1,550	$1.29	25d	1	0.10mi
356 3rd St Unit 2 Troy, NY	3.0	1.0	1000	$1,950	$1.95	16d	1	0.13mi
114 Ida St Unit 1 Troy, NY	3.0	1.0	1100	$1,395	$1.27	25d	1	0.19mi
363 1st St Troy, NY	3.0	2.5	1408	$2,100	$1.49	16d	1	0.28mi
363 1st St Troy, NY	3.0	2.5	1408	$2,100	$1.49	23d	1	0.28mi
2 River St Troy, NY	2.0	1.0–2.5	945	$2,650	$2.80	16d	6	0.30mi
189 Hill St Troy, NY	3.0	1.0	995	$1,900	$1.91	25d	1	0.32mi
22 13th St Watervliet, NY	2.0	1.5	900	$1,600	$1.78	45d	1	0.49mi
11 Spring Ave Troy, NY	3.0	2.0	1788	$2,500	$1.40	25d	1	0.55mi
124 Ferry St Troy, NY	1.0–3.0	1.0–2.0	814	$1,914	$2.35	16d	10	0.55mi
1520 6th Ave Troy, NY	2.0–4.0	2.0–4.0	1209	$1,100	$0.91	25d	8	0.62mi
53-55 Congress St Troy, NY	2.0	1.0	1500	$1,700	$1.13	25d	1	0.63mi
65 3rd St Troy, NY	2.0	2.0	1185	$2,995	$2.53	25d	1	0.63mi
809 Broadway #2 Watervliet, NY	3.0	1.0	1100	$1,625	$1.48	45d	1	0.64mi
155 River St Unit 3C Troy, NY	2.0	1.0	1100	$2,000	$1.82	16d	1	0.65mi
155 River St Unit 5D Troy, NY	2.0	1.0	900	$2,000	$2.22	45d	1	0.65mi
1611 6th Ave Troy, NY	1.0–2.0	1.0–2.0	976	$3,000	$3.07	16d	28	0.67mi
104 4th St Unit 2 Troy, NY	3.0	1.0	950	$1,800	$1.89	16d	1	0.69mi
182 Delaware Ave Troy, NY	1.0–2.0	1.0–2.0	739	$1,695	$2.29	16d	17	0.69mi
17 State St Troy, NY	4.0	1.0–1.5	1810	$2,358	$1.30	16d	7	0.72mi
53 3rd St Troy, NY	1.0	1.0	1000	$1,700	$1.70	21d	1	0.73mi
51 14th St Unit 1 Troy, NY	2.0	1.0	1000	$850	$0.85	16d	1	0.76mi
649 4th St Unit 2 Troy, NY	3.0	1.0	1200	$1,345	$1.12	25d	1	0.77mi
1513 5th Ave Unit 2 Watervliet, NY	3.0	1.0	1200	$1,550	$1.29	16d	1	0.78mi
1534 5th Ave #1 Watervliet, NY	3.0	1.0	1200	$1,595	$1.33	45d	1	0.79mi
79 14th St Unit 1 Troy, NY	3.0	1.0	1500	$650	$0.43	21d	1	0.80mi
88 14th St Unit 1 Troy, NY	2.0	1.0	1000	$795	$0.80	21d	1	0.83mi
1417 7th Ave Unit 2 Watervliet, NY	2.0	1.0	1000	$2,200	$2.20	16d	1	0.90mi
1708 Highland Ave Unit 3 Troy, NY	3.0	1.0	1485	$595	$0.40	21d	1	0.91mi
509 5th Ave Unit 9 Watervliet, NY	3.0	1.0	1100	$1,800	$1.64	16d	1	1.00mi
2001 5th Ave Troy, NY	2.0	1.0–2.0	865	$2,650	$3.06	16d	10	1.00mi
110 Project Rd Unit 1 Troy, NY	2.0	1.0	1000	$1,300	$1.30	25d	1	1.01mi
2002 Federal St Troy, NY	2.0	1.0–2.0	830	$3,450	$4.16	16d	51	1.03mi
1820 Highland Ave Unit 1 Troy, NY	2.0	1.0	1000	$850	$0.85	21d	1	1.03mi
2413 6th Ave Unit 1 Watervliet, NY	2.0	1.0	900	$1,550	$1.72	45d	1	1.20mi
238 8th St Troy, NY	3.0	2.0	1200	$2,200	$1.83	25d	1	1.24mi
196 10th St Troy, NY	3.0	1.0	1200	$695	$0.58	21d	1	1.25mi

Listing history 27 events

1. 2026-06-21
   days on market $142,500 Active 109 DOM
2. 2026-06-18
   days on market $142,500 Active 106 DOM
3. 2026-06-17
   days on market $142,500 Active 105 DOM
4. 2026-06-16
   days on market $142,500 Active 104 DOM
5. 2026-06-15
   days on market $142,500 Active 103 DOM
6. 2026-06-14
   days on market $142,500 Active 101 DOM
7. 2026-06-13
   days on market $142,500 Active 100 DOM
8. 2026-06-10
   days on market $142,500 Active 98 DOM
9. 2026-06-09
   days on market $142,500 Active 97 DOM
10. 2026-06-08
    days on market $142,500 Active 96 DOM
11. 2026-06-07
    days on market $142,500 Active 95 DOM
12. 2026-06-03
    days on market $142,500 Active 91 DOM
13. 2026-06-02
    days on market $142,500 Active 90 DOM
14. 2026-06-01
    days on market $142,500 Active 89 DOM
15. 2026-05-31
    days on market $142,500 Active 88 DOM
16. 2026-05-31
    days on market $142,500 Active 87 DOM
17. 2026-04-01
    price $142,500 514-char remark

    Show marketing remark (514 chars)

    An exciting opportunity in South Troy--this 2-bedroom, 1-bath single-family home on a double lot (50 & 52 Ida St. conveyed together!) offers exceptional outdoor space and flexibility. Both lots are fully fenced as one, creating a private, oversized yard perfect for entertaining, expansion, or just enjoying the outdoors. Relax in your backyard while overlooking the Poesten Kill Creek, a peaceful setting perfect for hosting gatherings! Conveniently located near local amenities. Property is being sold as-is.

18. 2026-03-04
    listed $145,000 Active 514-char remark

    Show marketing remark (514 chars)

    An exciting opportunity in South Troy--this 2-bedroom, 1-bath single-family home on a double lot (50 & 52 Ida St. conveyed together!) offers exceptional outdoor space and flexibility. Both lots are fully fenced as one, creating a private, oversized yard perfect for entertaining, expansion, or just enjoying the outdoors. Relax in your backyard while overlooking the Poesten Kill Creek, a peaceful setting perfect for hosting gatherings! Conveniently located near local amenities. Property is being sold as-is.

19. 2015-05-19
    soldstatus $30,000
20. 2011-10-20
    historical
21. 2011-04-19
    listed $49,900
22. 2011-02-01
    historical
23. 2010-07-21
    listed $54,900
24. 2003-10-21
    soldstatus $44,900
25. 2003-08-22
    soldstatus $44,900
26. 2003-06-05
    historical
27. 2002-07-09
    listed $44,900

ⓘ 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: $4,310 · $359/mo
• Projected year-2 tax: $4,310 · $359/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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,094
• − Mortgage interest: −$7,982
• − Property taxes: −$4,310
• − Insurance: −$6,238
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$4,145
• Taxable loss: −$4,956
• Est. tax savings @ 24.0%: +$1,189
• After-tax cash flow: $-1,661/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

+217.4% since first listed

11 events — show timeline

• 2026-04-01 Price Changed $142,500 Global MLS
• 2026-03-04 Listed $145,000 Global MLS
• 2015-05-19 Sold (Public Records) $30,000 Public Records
• 2011-10-20 Listing Removed — Global MLS
• 2011-04-19 Listed $49,900 Global MLS
• 2011-02-01 Listing Removed — Global MLS
• 2010-07-21 Listed $54,900 Global MLS
• 2003-10-21 Sold (Public Records) $44,900 Public Records
• 2003-08-22 Sold (MLS) $44,900 Global MLS
• 2003-06-05 Listing Removed — Global MLS
• 2002-07-09 Listed $44,900 Global MLS

Property tax history

+17.5%/yr

Latest (2025): $4,310 · -20.2% YoY. Source: county tax records.