3117 6th Ave · Troy, NY 12180

$70,000

4 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 3 Days on market

Built 1890 2,178 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Opportunity awaits! Bring your vision and unlock the potential of this true fixer-upper in Troy. Offering a flexible floor plan with 4 bedrooms and 1 full bath, this property is ready for its next chapter. Situated on a nice-sized yard with plenty of room for outdoor enjoyment, gardening, or future improvements, the possibilities extend beyond the home itself. Connected to public water and sewer, the property provides a solid starting point for investors, flippers, or buyers looking to create something of their own. Property requires significant rehabilitation and is being sold strictly as-is. Cash buyers only. Whether you're looking for your next renovation project or a value-add investmen

Key facts

• Public sewer
• Flexible floor plan
• Outdoor enjoyment

Tags

• FLEXIBLE FLOOR PLAN
• NICE-SIZED YARD
• OUTDOOR ENJOYMENT
• PUBLIC WATER
• PUBLIC SEWER
• SIGNIFICANT REHABILITATION

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric: Other
• Home design: Single family residence; Brick construction
• Construction: Brick exterior
• Exterior features: Wood and chain-link fencing

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Four bedrooms located on the second floor
• Bathrooms: One full bathroom located on the second floor
• Heating & cooling: Natural gas heating
• Interior features: Total of 8 rooms; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 22.0% 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; 27 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $17k; list at $70k implies a 312% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.53% ✓
• Cap rate: 22.01%
• Cash-on-cash: 56.13%
• DSCR: 3.50
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $226,548
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
358 8th St	0.60mi	4/1.0	1,314 (+1%)	13mo	$155,000	$118	60
67 Ingalls Ave	0.18mi	3/1.5 (-1)	1,470 (+13%)	5mo	$141,200	$96	59
166 7th Ave	0.63mi	4/1.5	1,376 (+6%)	17mo	$270,000	$196	45
10 Grace Ct	0.37mi	3/1.0 (-1)	1,152 (-12%)	21mo	$215,000	$187	41
29 High St	0.69mi	3/1.5 (-1)	1,248 (-4%)	16mo	$215,000	$172	41
64 West St	0.68mi	3/1.5 (-1)	1,376 (+6%)	18mo	$240,000	$174	36
154 George St	0.52mi	3/1.0 (-1)	1,107 (-15%)	13mo	$145,000	$131	35
1604 Park Blvd	0.61mi	4/2.0	1,474 (+13%)	18mo	$285,000	$193	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: 53.0%
• Equity multiple: 3.40×
• Total profit: $46,986
• Equity at exit: $10,437

10-year hold

• IRR: 59.0%
• Equity multiple: 7.45×
• Total profit: $126,360
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $861

Break-even live

Break-even rent $683

Max offer price $70,000

Occupancy floor 46%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3132-3134 6th Ave Troy, NY	3.0	1.0	950	$1,350	$1.42	14d	1	0.05mi
143 President St Unit 2 Troy, NY	4.0	1.0	1200	$1,900	$1.58	14d	1	0.15mi
362 9th St Unit 1st Floor Troy, NY	3.0	1.0	1156	$1,575	$1.36	19d	1	0.35mi
362 9th St Unit 1st Floor Troy, NY	3.0	1.0	1156	$1,575	$1.36	23d	1	0.35mi
131 6th Ave Troy, NY	4.0	1.0	1400	$2,325	$1.66	14d	1	0.57mi
140 5th Ave Unit 2 Troy, NY	3.0	1.0	1200	$1,395	$1.16	23d	1	0.59mi
157 6th Ave Unit 2 Troy, NY	3.0	1.0	1300	$1,350	$1.04	19d	1	0.63mi
195 9th St Troy, NY	3.0	2.0	1500	$750	$0.50	19d	1	0.73mi
164 9th St Unit 1 Troy, NY	4.0	2.0	1400	$1,800	$1.29	23d	1	0.82mi
169 Hutton St Unit 1 Troy, NY	3.0	1.0	1500	$595	$0.40	19d	1	0.83mi
2302 12th St Unit 1 Troy, NY	3.0	1.0	1200	$650	$0.54	19d	1	0.84mi
2302 12th St Unit 2 Troy, NY	3.0	1.0	1200	$595	$0.50	19d	1	0.84mi
2326 15th St Unit 1 Troy, NY	4.0	1.5	1500	$695	$0.46	19d	1	0.87mi
238 8th St Troy, NY	3.0	2.0	1200	$2,200	$1.83	23d	1	0.89mi
136 9th St Unit 1 Troy, NY	3.0	1.0	1500	$595	$0.40	19d	1	0.89mi
136 9th St Unit 2 Troy, NY	3.0	1.0	1500	$600	$0.40	19d	1	0.89mi
136 9th St Unit 3 Troy, NY	4.0	1.0	1500	$595	$0.40	19d	1	0.89mi
196 10th St Troy, NY	3.0	1.0	1200	$695	$0.58	19d	1	0.93mi
904 Peoples Ave Troy, NY	4.0	1.0	1800	$645	$0.36	19d	1	1.03mi
288 Hoosick St Troy, NY	3.0	1.0	1800	$695	$0.39	19d	1	1.03mi
2209 15th St Troy, NY	3.0	1.0	950	$2,595	$2.73	23d	1	1.03mi
290 2nd Ave Troy, NY	3.0	1.0	1400	$1,600	$1.14	21d	1	1.04mi
386 3rd Ave #1 Troy, NY	3.0	1.0	1024	$1,700	$1.66	14d	1	1.28mi
17 State St Troy, NY	4.0	1.0–1.5	1810	$3,635	$2.01	14d	7	1.38mi
104 4th St Unit 2 Troy, NY	3.0	1.0	950	$1,800	$1.89	14d	1	1.39mi
338 Saratoga St Unit 2 Cohoes, NY	3.0	1.5	1200	$1,495	$1.25	43d	1	1.42mi
1520 6th Ave Troy, NY	2.0–4.0	2.0–4.0	1209	$1,349	$1.12	23d	8	1.49mi

Listing history 4 events

1. 2026-06-18
   days on market $70,000 Active 3 DOM
2. 2026-06-17
   days on market $70,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $70,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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: $21,274
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$1,016
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$2,036
• Taxable income: $9,846
• Est. tax owed @ 24.0%: −$2,363
• After-tax cash flow: $7,972/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

+311.8% since first listed

2 events — show timeline

• 2026-06-15 Listed $70,000 Global MLS
• 2007-02-27 Sold (Public Records) $17,000 Public Records

Property tax history

+22.4%/yr

Latest (2025): $5,441 · +87.9% YoY. Source: county tax records.