1266 5th Ave · Troy, NY 12180

$225,000

6 bd · 2.0 ba · 2,540 sqft · MultiFamily public records · 11 Days on market

Built 1920 3,920 sqft lot Est $254k · 11% 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 +30.0/30.0
• ARV discount +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

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

Listing remarks MLS

Renovated two family. Enclosed rear porches. Lower unit leased. Included in sale is the vacant lot to the left of the building comprised of two parcels SBL #101.69-19-17 (35' x 30') and SBL #101.69-19-18 (30' x 40'). Very Good Condition

Key facts

• Tin ceilings
• Expansive side yard
• Separate utilities

Tags

• HARDWOOD FLOORS
• TIN CEILINGS
• EXPANSIVE SIDE YARD
• SEPARATE UTILITIES
• ROOF JUST FIVE YEARS YOUNG
• CLOSE TO DOWNTOWN SHOPS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $669/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Cap rate 13.4% 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; solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).
• At $3,629/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 $7k 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 $63k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $67k; list at $225k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,000

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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.61% ✓
• Cap rate: 13.43%
• Cash-on-cash: 25.49%
• DSCR: 2.13
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $254,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1266 5th Ave	0.00mi	6/2.0	2,540 (0%)	1mo	$240,000	$94	99
301 2nd St	0.39mi	7/2.0 (+1)	2,500 (-2%)	3mo	$239,900	$96	72
153 2nd St	0.24mi	5/2.0 (-1)	2,640 (+4%)	7mo	$350,000	$133	72
327 4th St	0.24mi	5/2.0 (-1)	2,720 (+7%)	5mo	$215,000	$79	68
103 Ferry St	0.25mi	5/2.0 (-1)	2,362 (-7%)	10mo	$236,900	$100	64
1250 5th Ave	0.03mi	7/2.0 (+1)	2,870 (+13%)	13mo	$179,000	$62	61
192 Hill St	0.29mi	5/2.0 (-1)	2,260 (-11%)	2mo	$275,500	$122	61
329 4th St	0.25mi	5/2.0 (-1)	2,266 (-11%)	10mo	$330,000	$146	57
369 4th St	0.36mi	5/2.0 (-1)	2,222 (-12%)	8mo	$192,000	$86	51
96 Hanover St	0.59mi	6/3.0	2,768 (+9%)	4mo	$160,000	$58	50
412 2nd St	0.65mi	6/2.0	2,256 (-11%)	2mo	$240,000	$106	50
140 3rd St	0.23mi	5/4.5 (-1)	2,892 (+14%)	8mo	$400,000	$138	44

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: 21.2%
• Equity multiple: 1.89×
• Total profit: $55,817
• Equity at exit: $33,548

10-year hold

• IRR: 30.5%
• Equity multiple: 3.99×
• Total profit: $188,347
• Equity at exit: $19,454

Cash invested: $63,000 (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: 10.3×

Monthly cashflow live

• Estimated rent: $3,629 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$255 /mo · $3,058/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$762
• Net cashflow: $1,338

Break-even live

Break-even rent $1,935

Max offer price $225,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,466	-5% $1,402	+0% $1,338	+5% $1,275	+10% $1,211
Rent	-10% $1,052	-5% $1,195	+0% $1,338	+5% $1,482	+10% $1,625
Rate	-1.0pp $1,452	-0.5pp $1,396	base $1,338	+0.5pp $1,280	+1.0pp $1,221

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,628
Total (2 units)			$3,629

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-03-30
   status Pending
2. 2026-03-18
   listed $225,000 Active
3. 2011-12-01
   soldstatus $67,000
4. 2011-11-30
   soldstatus $71,020 239-char remark

   Show marketing remark (239 chars)

   Renovated two family. Enclosed rear porches. Lower unit leased. Included in sale is the vacant lot to the left of the building comprised of two parcels SBL #101.69-19-17 (35' x 30') and SBL #101.69-19-18 (30' x 40'). Very Good Condition

5. 2011-08-15
   historical 239-char remark

   Show marketing remark (239 chars)

   Renovated two family. Enclosed rear porches. Lower unit leased. Included in sale is the vacant lot to the left of the building comprised of two parcels SBL #101.69-19-17 (35' x 30') and SBL #101.69-19-18 (30' x 40'). Very Good Condition

6. 2011-07-28
   listed $69,900 239-char remark

   Show marketing remark (239 chars)

   Renovated two family. Enclosed rear porches. Lower unit leased. Included in sale is the vacant lot to the left of the building comprised of two parcels SBL #101.69-19-17 (35' x 30') and SBL #101.69-19-18 (30' x 40'). Very Good Condition

7. 2011-07-18
   soldstatus $20,000

ⓘ 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: $3,058 · $255/mo
• Projected year-2 tax: $3,430 · $286/mo
• Expected delta: +$372/yr (+$31/mo · 12.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 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: $43,548
• − Mortgage interest: −$12,603
• − Property taxes: −$3,058
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,484
• − Management: −$3,484
• − Depreciation: −$6,545
• Taxable income: $13,249
• Est. tax owed @ 24.0%: −$3,180
• After-tax cash flow: $12,881/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

+1025.0% since first listed

7 events — show timeline

• 2026-03-30 Pending — Global MLS
• 2026-03-18 Listed $225,000 Global MLS
• 2011-12-01 Sold (Public Records) $67,000 Public Records
• 2011-11-30 Sold (MLS) $71,020 Global MLS
• 2011-08-15 Listing Removed — Global MLS
• 2011-07-28 Listed $69,900 Global MLS
• 2011-07-18 Sold (Public Records) $20,000 Public Records

Property tax history

+13.9%/yr

Latest (2025): $3,058 · -22.1% YoY. Source: county tax records.