151 Jackson St · Troy, NY 12180

$340,000

5 bd · 3.0 ba · 2,919 sqft · MultiFamily public records · 44 Days on market

Built 1890 2,613 sqft lot $116/sqft · 9% below area Est $374k · 9% under

---

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
• ARV discount +11.6/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Large brick 3-unit property in Troy featuring spacious layouts and separate utilities. This free-standing building located next to a Hope Park offers an excellent opportunity for investors or owner-occupants looking to build equity in a well maintained property. Each unit includes in-unit laundry for added convenience. Ideally located near downtown Troy, RPI, shopping, and major transportation routes.

Key facts

• 2,613 sq ft lot
• Built 1890
• Listed 44 days

Property features AI

Finance

• Financial info: Three-unit property; Tenants pay hot water, electricity, and gas; Owner pays water and sewer

Exterior

• Utilities: Public water; Public sewer
• Home design: Triplex; Brick and vinyl siding exterior; Mid-block location (see directions)
• Construction: Brick and vinyl siding construction; Brick/mortar foundation; Rubber roof
• Exterior features: Deck; Back yard with fencing; Level lot

Interior

• Bedrooms: Unit 1: three bedrooms (all on the 1st floor); Unit 2: two bedrooms (on the 2nd floor); Unit 3: one bedroom (on the 3rd floor)
• Flooring: Carpet; Laminate
• Bathrooms: Three full bathrooms total — one on each floor (1st, 2nd, 3rd)
• Heating & cooling: Heating present: electric, natural gas, and space heaters
• Interior features: Carpet and laminate flooring
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $340k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $350/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $340k).
• Recommended offer: $330k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 3 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 $4,801/mo this rent would consume 76% 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 $10k 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 $95k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $340k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $329,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.41% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.03%
• DSCR: 1.85
• GRM: 5.9

CMA / ARV

• ARV (median comp): $374,133
• List price: $340,000
• Delta: -9.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Hanover St	0.17mi	6/3.0 (+1)	2,768 (-5%)	4mo	$160,000	$58	75
325 1st St	0.17mi	5/2.0	2,726 (-7%)	14mo	$240,000	$88	66
327 4th St	0.42mi	5/2.0	2,720 (-7%)	4mo	$215,000	$79	61
277 4th St	0.54mi	4/3.0 (-1)	2,720 (-7%)	3mo	$240,000	$88	56
362 3rd St	0.21mi	6/2.0 (+1)	2,666 (-9%)	16mo	$173,000	$65	54
157 1st St	0.63mi	4/3.0 (-1)	3,044 (+4%)	10mo	$310,000	$102	50
204 13th St	0.68mi	6/3.0 (+1)	2,794 (-4%)	8mo	$289,900	$104	50
544 1st St	0.42mi	5/4.0	2,551 (-13%)	14mo	$370,000	$145	44
153 2nd St	0.72mi	5/2.0	2,640 (-10%)	7mo	$350,000	$133	41
1266 5th Ave	0.66mi	6/2.0 (+1)	2,540 (-13%)	1mo	$240,000	$94	38
711 3rd Ave	0.54mi	4/2.5 (-1)	3,252 (+11%)	17mo	$298,000	$92	34
536 3rd Ave	0.64mi	5/4.0	3,214 (+10%)	18mo	$315,000	$98	34

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: 5.6%
• Equity multiple: 1.22×
• Total profit: $21,311
• Equity at exit: $50,695

10-year hold

• IRR: 16.9%
• Equity multiple: 2.53×
• Total profit: $145,352
• Equity at exit: $29,397

Cash invested: $95,200 (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: 17.7×

Monthly cashflow live

• Estimated rent: $4,801 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$358 /mo · $4,299/yr
• Insurance: −$142
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,008
• Net cashflow: $1,049

Break-even live

Break-even rent $3,473

Max offer price $340,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,800
Total (3 units)			$4,801

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 2nd St Troy, NY	4.0	1.5	2442	$3,000	$1.23	21d	1	0.71mi
17 State St Troy, NY	4.0	1.0–1.5	1810	$3,635	$2.01	14d	7	1.01mi
51 14th St Unit 2 Troy, NY	4.0	2.0	2000	$725	$0.36	19d	1	1.03mi

Listing history 17 events

1. 2026-06-18
   days on market $340,000 Active 44 DOM
2. 2026-06-17
   days on market $340,000 Active 43 DOM
3. 2026-06-16
   days on market $340,000 Active 42 DOM
4. 2026-06-15
   days on market $340,000 Active 41 DOM
5. 2026-06-14
   days on market $340,000 Active 39 DOM
6. 2026-06-13
   days on market $340,000 Active 38 DOM
7. 2026-06-10
   days on market $340,000 Active 36 DOM
8. 2026-06-09
   days on market $340,000 Active 35 DOM
9. 2026-06-08
   days on market $340,000 Active 34 DOM
10. 2026-06-07
    days on market $340,000 Active 33 DOM
11. 2026-06-03
    days on market $340,000 Active 29 DOM
12. 2026-06-02
    days on market $340,000 Active 28 DOM
13. 2026-06-01
    days on market $340,000 Active 27 DOM
14. 2026-05-31
    days on market $340,000 Active 26 DOM
15. 2026-05-31
    days on market $340,000 Active 25 DOM
16. 2026-05-05
    listed $340,000 Active 404-char remark
17. 2005-08-16
    soldstatus $85,000

ⓘ 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: $4,299 · $358/mo
• Projected year-2 tax: $5,023 · $419/mo
• Expected delta: +$723/yr (+$60/mo · 16.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 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: $57,612
• − Mortgage interest: −$19,045
• − Property taxes: −$4,299
• − Insurance: −$7,225
• − Repairs & maintenance: −$4,609
• − Management: −$4,609
• − Depreciation: −$9,891
• Taxable income: $7,934
• Est. tax owed @ 24.0%: −$1,904
• After-tax cash flow: $10,689/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

+300.0% since first listed

2 events — show timeline

• 2026-05-05 Listed $340,000 Global MLS
• 2005-08-16 Sold (Public Records) $85,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $4,299 · +2.3% YoY. Source: county tax records.