34 Francis St · Troy, NY 12180

$279,900

4 bd · 2.0 ba · 1,848 sqft · MultiFamily public records · 59 Days on market

Built 1848 8,712 sqft lot Est $196k · 43% over

---

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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• 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 MLS

Duplex with spacious double lot on a peaceful dead-end street, this property offers the ideal blend of comfort, privacy, and convenience. With a finished basement for additional living space. and wood floors throughout

Key facts

• Fully remodeled
• Added privacy
• Updated bathrooms

Tags

• FULLY REMODELED
• BRAND-NEW KITCHENS
• UPDATED BATHROOMS
• GENEROUS LIVING SPACE
• QUIET DEAD-END STREET
• ADDED PRIVACY

Property features AI

Finance

• Other: Annual tax amount listed (not included as financial detail per instructions)
• Financial info: Two-unit property (duplex); Tenants pay electricity

Exterior

• Security: Carbon monoxide detector(s)
• Utilities: Public water; Public sewer
• Home design: Duplex; Living area approximately 1,848; Lot about 0.2 acres
• Construction: Vinyl siding; Shingle roof; Full unfinished basement
• Exterior features: Cleared lot

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms total (one full bath on the 1st level and one full bath on the 2nd level); Each unit has 1 full bath
• Heating & cooling: Baseboard heating; Electric heating
• Interior features: High-speed internet; Ceramic tile bath

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $977 ($12k/yr) — positive. Per door: $488/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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.
• 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; 17 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).
• At $3,598/mo this rent would consume 57% 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 $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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $78k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $280k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1848 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $271,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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 1848 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.96%
• DSCR: 1.67
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $195,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
393 1st St	0.30mi	4/2.0	1,848 (0%)	8mo	$195,000	$106	79
556 2nd St	0.33mi	4/2.0	1,754 (-5%)	1mo	$200,000	$114	75
451 3rd St	0.17mi	5/2.0 (+1)	1,936 (+5%)	7mo	$140,000	$72	73
55 Tyler St	0.21mi	4/2.0	1,640 (-11%)	3mo	$165,000	$101	69
35 Jefferson St	0.62mi	3/2.0 (-1)	1,896 (+3%)	1mo	$245,000	$129	61
28-30 Vandenburgh Ave	0.69mi	4/3.0	1,888 (+2%)	8mo	$210,000	$111	54
12 Vandenburgh Ave	0.71mi	4/2.0	1,895 (+2%)	12mo	$185,000	$98	53
1260 5th Ave	0.74mi	4/2.0	1,892 (+2%)	11mo	$185,000	$98	52
86 Ida St	0.48mi	4/2.0	1,600 (-13%)	6mo	$122,500	$77	50
17 7th St	0.69mi	4/2.0	1,664 (-10%)	4mo	$211,000	$127	48
741 Burden Ave	0.62mi	4/2.0	1,584 (-14%)	8mo	$175,000	$110	41
182 Hill St	0.55mi	5/2.0 (+1)	1,610 (-13%)	11mo	$148,000	$92	38

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $23,805
• Equity at exit: $41,734

10-year hold

• IRR: 18.4%
• Equity multiple: 2.66×
• Total profit: $130,456
• Equity at exit: $24,201

Cash invested: $78,372 (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: 13.0×

Monthly cashflow live

• Estimated rent: $3,598 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$281 /mo · $3,374/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $977

Break-even live

Break-even rent $2,361

Max offer price $279,900

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,598
Total (2 units)			$3,598

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
363 1st St Troy, NY	3.0	2.5	1408	$2,100	$1.49	21d	1	0.33mi
363 1st St Troy, NY	3.0	2.5	1408	$2,100	$1.49	14d	1	0.33mi
11 Spring Ave Troy, NY	3.0	2.0	1788	$2,500	$1.40	23d	1	0.63mi
150 2nd St Troy, NY	4.0	1.5	2442	$3,000	$1.23	21d	1	0.89mi
100 Vandenburgh Pl Troy, NY	2.0–3.0	1.0–1.5	1124	$2,182	$1.94	14d	9	0.94mi
51 14th St Unit 2 Troy, NY	4.0	2.0	2000	$725	$0.36	19d	1	1.04mi
1520 6th Ave Troy, NY	2.0–4.0	2.0–4.0	1209	$1,349	$1.12	23d	8	1.05mi
41 Christie St Troy, NY	5.0	2.0	1277	$700	$0.55	14d	1	1.07mi
53 13th St Troy, NY	4.0	1.0	1500	$650	$0.43	19d	1	1.07mi
79 14th St Unit 2 Troy, NY	4.0	1.0	1500	$650	$0.43	19d	1	1.10mi
79 14th St Unit 1 Troy, NY	3.0	1.0	1500	$650	$0.43	19d	1	1.10mi
1708 Highland Ave Unit 3 Troy, NY	3.0	1.0	1485	$595	$0.40	19d	1	1.10mi
88 14th St Unit 2 Troy, NY	4.0	1.0	1500	$650	$0.43	19d	1	1.13mi
97 14th St Troy, NY	4.0	2.0	1500	$650	$0.43	19d	1	1.14mi
97 14th St Unit 2 Troy, NY	5.0	2.0	1600	$625	$0.39	19d	1	1.14mi
17 State St Troy, NY	4.0	1.0–1.5	1810	$3,635	$2.01	14d	7	1.20mi
1820 Highland Ave Unit 2 Troy, NY	4.0	2.0	1680	$725	$0.43	19d	1	1.20mi

Listing history 9 events

1. 2026-05-12
   status Pending
2. 2026-04-24
   price $279,900
3. 2026-03-30
   status Active
4. 2026-03-13
   status Pending
5. 2026-02-25
   listed $299,900 Active
6. 2025-07-03
   soldstatus $90,000 Closed 219-char remark

   Show marketing remark (219 chars)

   Duplex with spacious double lot on a peaceful dead-end street, this property offers the ideal blend of comfort, privacy, and convenience. With a finished basement for additional living space. and wood floors throughout

7. 2025-03-17
   status Pending 219-char remark

   Show marketing remark (219 chars)

   Duplex with spacious double lot on a peaceful dead-end street, this property offers the ideal blend of comfort, privacy, and convenience. With a finished basement for additional living space. and wood floors throughout

8. 2025-03-08
   historical Contingent 219-char remark

   Show marketing remark (219 chars)

   Duplex with spacious double lot on a peaceful dead-end street, this property offers the ideal blend of comfort, privacy, and convenience. With a finished basement for additional living space. and wood floors throughout

9. 2025-01-23
   listed $110,000 Active 219-char remark

   Show marketing remark (219 chars)

   Duplex with spacious double lot on a peaceful dead-end street, this property offers the ideal blend of comfort, privacy, and convenience. With a finished basement for additional living space. and wood floors throughout

ⓘ 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: $3,374 · $281/mo
• Projected year-2 tax: $4,052 · $338/mo
• Expected delta: +$678/yr (+$57/mo · 20.1%)

ⓘ 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 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: $43,176
• − Mortgage interest: −$15,679
• − Property taxes: −$3,374
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,454
• − Management: −$3,454
• − Depreciation: −$8,143
• Taxable income: $7,674
• Est. tax owed @ 24.0%: −$1,842
• After-tax cash flow: $9,880/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

+154.5% since first listed

9 events — show timeline

• 2026-05-12 Pending — Global MLS
• 2026-04-24 Price Changed $279,900 Global MLS
• 2026-03-30 Relisted — Global MLS
• 2026-03-13 Pending — Global MLS
• 2026-02-25 Listed $299,900 Global MLS
• 2025-07-03 Sold (MLS) $90,000 Global MLS
• 2025-03-17 Pending — Global MLS
• 2025-03-08 Contingent — Global MLS
• 2025-01-23 Listed $110,000 Global MLS

Property tax history

+23.3%/yr

Latest (2025): $3,374 · -54.5% YoY. Source: county tax records.