161 6th Ave · Troy, NY 12180

$259,900

6 bd · 2.0 ba · 2,389 sqft · MultiFamily public records · 7 Days on market

Built 1910 3,920 sqft lot Est $220k · 18% over

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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 +26.3/30.0
• DSCR +9.0/10.0
• 1% rule +8.8/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Schools +2.8/10.0
• 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

This Two Family in Troy is brimming with potential! Recently re-done so you need not spend a dime on cosmetics or anything more serious (and costly). With separate utilities, off street parking, as well as washer/dryer hookups in each unit, this home is just waiting for the perfect tenants to start making money! There is also a basement Unit that can either be re-done and rented out as a 3rd Unit or continue to use it as storage.

Key facts

• Fully renovated
• Modern updates
• Open-concept layouts

Tags

• FULLY RENOVATED
• MODERN UPDATES
• REFURBISHED HARDWOOD FLOORS
• SOLID SURFACE COUNTERTOPS
• TILED BATHROOMS
• OPEN-CONCEPT LAYOUTS

Property features AI

Finance

• Financial info: 2 total residential units; Tenants pay heat, electricity, and gas; Owner pays water and sewer

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Duplex; 2 units (each with 7 total rooms)
• Construction: Aluminum siding; Vinyl siding; Shake roof; Flat roof; Full unfinished basement
• Exterior features: Front porch; Landscaped lot; Cleared lot

Interior

• Kitchen: Each unit has a kitchen
• Bedrooms: Unit 1: 4 bedrooms (all on the 1st floor); Unit 2: 4 bedrooms (all on the 2nd floor)
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms total (one full bath on 1st floor, one full bath on 2nd floor)
• Heating & cooling: Forced air heating; Radiant heating; Natural gas heating
• Interior features: Solid surface counters; High-speed internet available; Built-in features; Ceramic tile bath
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive. Per door: $310/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Cap rate 9.4% vs local median 5.5% 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: Rents rising fast (+4.9%/yr); 220 active listings in the ZIP; solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).
• At $3,579/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 $73k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 18y 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 $156k; list at $260k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.38% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $219,788
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 6th Ave	0.04mi	6/2.0	2,454 (+3%)	1mo	$220,000	$90	93
137 2nd Ave	0.15mi	6/2.0	2,396 (+0%)	3mo	$220,000	$92	90
145 6th Ave	0.04mi	6/2.0	2,154 (-10%)	2mo	$210,000	$97	80
57 5th Ave	0.26mi	7/2.0 (+1)	2,418 (+1%)	4mo	$240,000	$99	77
48 5th Ave	0.28mi	6/2.0	2,238 (-6%)	2mo	$236,500	$106	75
83 2nd Ave	0.22mi	6/3.0	2,608 (+9%)	2mo	$375,000	$144	68
288 5th Ave	0.35mi	6/2.0	2,216 (-7%)	4mo	$140,000	$63	68
70 6th Ave	0.23mi	6/2.5	2,104 (-12%)	0mo	$179,900	$86	67
79 6th Ave	0.21mi	6/2.0	2,048 (-14%)	2mo	$80,000	$39	65
23 Glen Ave	0.43mi	5/2.0 (-1)	2,200 (-8%)	1mo	$95,000	$43	61
3161 6th Ave	0.58mi	6/2.0	2,100 (-12%)	6mo	$130,000	$62	48
416 7th Ave	0.71mi	6/2.0	2,112 (-12%)	2mo	$205,000	$97	46

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $4,541
• Equity at exit: $38,752

10-year hold

• IRR: 13.3%
• Equity multiple: 2.17×
• Total profit: $85,413
• 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 12180

• Home prices YoY: -33.3%
• Rents YoY: 4.9%
• Active inventory: 220
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $3,579 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$681 /mo · $8,174/yr
• Insurance: −$108
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $619

Break-even live

Break-even rent $2,795

Max offer price $259,900

Occupancy floor 78%

Sensitivity live

Price	-10% $767	-5% $693	+0% $619	+5% $546	+10% $472
Rent	-10% $337	-5% $478	+0% $619	+5% $761	+10% $902
Rate	-1.0pp $750	-0.5pp $686	base $619	+0.5pp $552	+1.0pp $484

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$3,578
Total (2 units)			$3,579

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: —

Listing history 34 events

1. 2026-04-29
   status Pending
2. 2026-04-22
   listed $259,900 Active
3. 2026-01-05
   soldstatus $156,000 Closed 434-char remark

   Show marketing remark (434 chars)

   This Two Family in Troy is brimming with potential! Recently re-done so you need not spend a dime on cosmetics or anything more serious (and costly). With separate utilities, off street parking, as well as washer/dryer hookups in each unit, this home is just waiting for the perfect tenants to start making money! There is also a basement Unit that can either be re-done and rented out as a 3rd Unit or continue to use it as storage.

4. 2025-11-24
   status Pending 434-char remark

   Show marketing remark (434 chars)

   This Two Family in Troy is brimming with potential! Recently re-done so you need not spend a dime on cosmetics or anything more serious (and costly). With separate utilities, off street parking, as well as washer/dryer hookups in each unit, this home is just waiting for the perfect tenants to start making money! There is also a basement Unit that can either be re-done and rented out as a 3rd Unit or continue to use it as storage.

5. 2025-11-04
   status Active 434-char remark

   Show marketing remark (434 chars)

   This Two Family in Troy is brimming with potential! Recently re-done so you need not spend a dime on cosmetics or anything more serious (and costly). With separate utilities, off street parking, as well as washer/dryer hookups in each unit, this home is just waiting for the perfect tenants to start making money! There is also a basement Unit that can either be re-done and rented out as a 3rd Unit or continue to use it as storage.

6. 2025-10-31
   historical 434-char remark

   Show marketing remark (434 chars)

   This Two Family in Troy is brimming with potential! Recently re-done so you need not spend a dime on cosmetics or anything more serious (and costly). With separate utilities, off street parking, as well as washer/dryer hookups in each unit, this home is just waiting for the perfect tenants to start making money! There is also a basement Unit that can either be re-done and rented out as a 3rd Unit or continue to use it as storage.

7. 2025-10-31
   price $209,000 434-char remark

   Show marketing remark (434 chars)

   This Two Family in Troy is brimming with potential! Recently re-done so you need not spend a dime on cosmetics or anything more serious (and costly). With separate utilities, off street parking, as well as washer/dryer hookups in each unit, this home is just waiting for the perfect tenants to start making money! There is also a basement Unit that can either be re-done and rented out as a 3rd Unit or continue to use it as storage.

8. 2025-06-18
   price $188,000 434-char remark

   Show marketing remark (434 chars)

   This Two Family in Troy is brimming with potential! Recently re-done so you need not spend a dime on cosmetics or anything more serious (and costly). With separate utilities, off street parking, as well as washer/dryer hookups in each unit, this home is just waiting for the perfect tenants to start making money! There is also a basement Unit that can either be re-done and rented out as a 3rd Unit or continue to use it as storage.

9. 2025-05-14
   price $199,900 434-char remark

   Show marketing remark (434 chars)

   This Two Family in Troy is brimming with potential! Recently re-done so you need not spend a dime on cosmetics or anything more serious (and costly). With separate utilities, off street parking, as well as washer/dryer hookups in each unit, this home is just waiting for the perfect tenants to start making money! There is also a basement Unit that can either be re-done and rented out as a 3rd Unit or continue to use it as storage.

10. 2025-04-25
    price $227,000 434-char remark

    Show marketing remark (434 chars)

    This Two Family in Troy is brimming with potential! Recently re-done so you need not spend a dime on cosmetics or anything more serious (and costly). With separate utilities, off street parking, as well as washer/dryer hookups in each unit, this home is just waiting for the perfect tenants to start making money! There is also a basement Unit that can either be re-done and rented out as a 3rd Unit or continue to use it as storage.

11. 2025-04-07
    price $240,000 434-char remark

    Show marketing remark (434 chars)

    This Two Family in Troy is brimming with potential! Recently re-done so you need not spend a dime on cosmetics or anything more serious (and costly). With separate utilities, off street parking, as well as washer/dryer hookups in each unit, this home is just waiting for the perfect tenants to start making money! There is also a basement Unit that can either be re-done and rented out as a 3rd Unit or continue to use it as storage.

12. 2025-03-24
    status Active 434-char remark

    Show marketing remark (434 chars)

    This Two Family in Troy is brimming with potential! Recently re-done so you need not spend a dime on cosmetics or anything more serious (and costly). With separate utilities, off street parking, as well as washer/dryer hookups in each unit, this home is just waiting for the perfect tenants to start making money! There is also a basement Unit that can either be re-done and rented out as a 3rd Unit or continue to use it as storage.

13. 2025-03-21
    historical 434-char remark

    Show marketing remark (434 chars)

    This Two Family in Troy is brimming with potential! Recently re-done so you need not spend a dime on cosmetics or anything more serious (and costly). With separate utilities, off street parking, as well as washer/dryer hookups in each unit, this home is just waiting for the perfect tenants to start making money! There is also a basement Unit that can either be re-done and rented out as a 3rd Unit or continue to use it as storage.

14. 2025-03-18
    listed $250,000 Active 434-char remark

    Show marketing remark (434 chars)

    This Two Family in Troy is brimming with potential! Recently re-done so you need not spend a dime on cosmetics or anything more serious (and costly). With separate utilities, off street parking, as well as washer/dryer hookups in each unit, this home is just waiting for the perfect tenants to start making money! There is also a basement Unit that can either be re-done and rented out as a 3rd Unit or continue to use it as storage.

15. 2023-11-08
    soldstatus $195,000
16. 2023-11-02
    listed $195,000 Active 17-char remark

    Show marketing remark (17 chars)

    SOLD BEFORE PRINT

17. 2023-11-01
    soldstatus $195,000 Closed 17-char remark

    Show marketing remark (17 chars)

    SOLD BEFORE PRINT

18. 2019-03-28
    historical
19. 2018-12-10
    listed $119,900 New
20. 2014-02-15
    historical
21. 2013-08-14
    listed $112,500
22. 2013-08-10
    historical
23. 2013-03-06
    listed $112,500
24. 2010-03-31
    soldstatus $90,000
25. 2010-02-28
    soldstatus $90,000
26. 2010-02-01
    historical
27. 2009-10-20
    listed $99,000
28. 2009-10-15
    soldstatus $36,000
29. 2009-08-21
    historical
30. 2009-08-11
    listed $39,500
31. 2009-05-04
    historical
32. 2009-03-22
    historical
33. 2009-03-20
    listed $73,500
34. 2008-10-05
    listed $73,500

ⓘ 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: $8,174 · $681/mo
• Projected year-2 tax: $8,174 · $681/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 7/10 Severe FEMA zone X · 77% 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: $42,948
• − Mortgage interest: −$14,558
• − Property taxes: −$8,174
• − Insurance: −$1,966
• − Repairs & maintenance: −$3,436
• − Management: −$3,436
• − Depreciation: −$7,561
• Taxable income: $3,817
• Est. tax owed @ 24.0%: −$916
• After-tax cash flow: $6,517/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

• 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

+253.6% since first listed

34 events — show timeline

• 2026-04-29 Pending — Global MLS
• 2026-04-22 Listed $259,900 Global MLS
• 2026-01-05 Sold (MLS) $156,000 Global MLS
• 2025-11-24 Pending — Global MLS
• 2025-11-04 Relisted — Global MLS
• 2025-10-31 Price Changed $209,000 Global MLS
• 2025-10-31 Listing Removed — Global MLS
• 2025-06-18 Price Changed $188,000 Global MLS
• 2025-05-14 Price Changed $199,900 Global MLS
• 2025-04-25 Price Changed $227,000 Global MLS
• 2025-04-07 Price Changed $240,000 Global MLS
• 2025-03-24 Relisted — Global MLS
• 2025-03-21 Listing Removed — Global MLS
• 2025-03-18 Listed $250,000 Global MLS
• 2023-11-08 Sold (Public Records) $195,000 Public Records
• 2023-11-02 Listed $195,000 Global MLS
• 2023-11-01 Sold (MLS) $195,000 Global MLS
• 2019-03-28 Listing Removed — Global MLS
• 2018-12-10 Listed $119,900 Global MLS
• 2014-02-15 Listing Removed — Global MLS
• 2013-08-14 Listed $112,500 Global MLS
• 2013-08-10 Listing Removed — Global MLS
• 2013-03-06 Listed $112,500 Global MLS
• 2010-03-31 Sold (Public Records) $90,000 Public Records
• 2010-02-28 Sold (MLS) $90,000 Global MLS
• 2010-02-01 Listing Removed — Global MLS
• 2009-10-20 Listed $99,000 Global MLS
• 2009-10-15 Sold (MLS) $36,000 Global MLS
• 2009-08-21 Listing Removed — Global MLS
• 2009-08-11 Listed $39,500 Global MLS
• 2009-05-04 Listing Removed — Global MLS
• 2009-03-22 Listing Removed — Global MLS
• 2009-03-20 Listed $73,500 Global MLS
• 2008-10-05 Listed $73,500 Global MLS

Property tax history

+24.5%/yr

Latest (2025): $8,174 · +2.1% YoY. Source: county tax records.