430 8th Ave · Troy, NY 12182

$219,000

3 bd · 1.0 ba · 1,817 sqft · SingleFamily public records · 5 Days on market

Built 1925 7,405 sqft lot Est $260k · 16% under

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Why this score? — see what drove the D- 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).

• ARV discount +14.6/15.0
• Cash flow +6.2/30.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 430 8th Avenue in Troy! Proudly owned and lovingly maintained by the same family for over 60 years, this charming 3-bedroom, 1-bath home is ready for its next chapter. Situated on a rare double lot, the property offers an abundance of outdoor space with endless possibilities for gardening, recreation, entertaining, or future expansion. Inside, you'll find a comfortable layout along with a bonus finished attic that provides valuable additional living space, perfect for a home office, playroom, guest area, or hobby room. A detached 2-car garage offers plenty of room for parking, storage, or a workshop. Conveniently located within walking distance to Rensselaer Park Elementary Schoo

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1925

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces; Three total parking spaces; Off-street paved parking
• Utilities: 150 amp electric service; Public water; Public sewer
• Home design: Single family residence; Living area approximately 1,817
• Construction: Aluminum siding; Block, combination, and stone foundation; Asphalt roof; Built prior to present (year not specified)
• Exterior features: Front and rear porches; Patio; Paved driveway; Backyard and perimeter fencing; Garages/garage structure

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Three bedrooms on the first floor; One additional room (other) on the second floor
• Flooring: Tile; Wood; Hardwood; Laminate
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Hot water heating (natural gas); Window air conditioning units
• Interior features: Seven total rooms; Full basement
• Laundry & utility: Washer and dryer included; Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-396 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (6.7% below list).
• Recommended offer: $185k (15.6% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 5.3% in Troy — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• 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.
• Zoned schools: Turnpike Elementary School (534 students, 61% FRL); Knickerbacker Middle School (math 15% / reading 35%, grade F, #601 of 729 statewide, top 82%, 471 students, 75% FRL); Lansingburgh Senior High School (math 92%, 638 students, 75% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 76 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $120k; list at $219k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,919 (15.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.93% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.74%
• DSCR: 0.66
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $259,831
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 8th Ave	0.01mi	3/2.0	1,872 (+3%)	12mo	$240,000	$128	81
463 8th Ave	0.10mi	3/2.0	1,873 (+3%)	19mo	$195,000	$104	71
226 6th Ave	0.58mi	3/1.5	1,878 (+3%)	3mo	$214,000	$114	63
562 3rd Ave	0.48mi	3/2.0	1,920 (+6%)	5mo	$295,000	$154	60
302 6th Ave	0.37mi	3/1.5	1,725 (-5%)	16mo	$255,000	$148	59
25 111th St	0.25mi	4/2.0 (+1)	1,596 (-12%)	2mo	$230,500	$144	57
415 6th Ave	0.16mi	4/2.0 (+1)	1,620 (-11%)	13mo	$260,000	$160	54
22 115th St	0.47mi	3/2.0	1,655 (-9%)	9mo	$225,000	$136	51
660 5th Ave	0.66mi	2/1.0 (-1)	1,750 (-4%)	12mo	$250,000	$143	48
594 3rd Ave	0.55mi	2/1.5 (-1)	1,852 (+2%)	20mo	$145,000	$78	47
592 5th Ave	0.49mi	4/2.0 (+1)	2,044 (+12%)	5mo	$253,000	$124	43
476 W Park Pl	0.33mi	2/2.5 (-1)	1,632 (-10%)	18mo	$280,000	$172	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -29.6%
• Equity multiple: 0.02×
• Total profit: $-60,348
• Equity at exit: $32,654

10-year hold

• IRR: -29.5%
• Equity multiple: -0.36×
• Total profit: $-83,628
• Equity at exit: $18,935

Cash invested: $61,320 (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 12182

• Home prices YoY: -15.6%
• Active inventory: 76
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,044 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$770 /mo · $9,246/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-396

Break-even live

Break-even rent $2,545

Max offer price $184,919

Occupancy floor —

Sensitivity live

Price	-10% $-272	-5% $-334	+0% $-396	+5% $-458	+10% $-520
Rent	-10% $-557	-5% $-476	+0% $-396	+5% $-315	+10% $-234
Rate	-1.0pp $-285	-0.5pp $-340	base $-396	+0.5pp $-452	+1.0pp $-510

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
290 2nd Ave Troy, NY	3.0	1.0	1400	$1,600	$1.14	23d	1	0.54mi
413 Diamond Rock Cir Troy, NY	2.0	2.0	1252	$2,100	$1.68	21d	1	0.60mi
413 Diamond Rock Cir Troy, NY	2.0	2.0	1252	$2,100	$1.68	16d	1	0.60mi
157 6th Ave Unit 2 Troy, NY	3.0	1.0	1300	$1,350	$1.04	21d	1	0.79mi
131 6th Ave Troy, NY	4.0	1.0	1400	$2,325	$1.66	16d	1	0.85mi
100 Waters View Cir Cohoes, NY	1.0–2.0	1.0–2.5	1281	$2,413	$1.88	16d	13	0.89mi
53 Park Ave Cohoes, NY	3.0	1.0	1875	$1,600	$0.85	16d	1	0.90mi
750 2nd Ave Troy, NY	1.0–3.0	1.0–1.5	1185	$1,711	$1.44	16d	1	0.91mi
11 Parker Ln Unit 5 Waterford, NY	2.0	2.5	1500	$2,800	$1.87	16d	1	1.32mi
192 Saratoga St Cohoes, NY	1.0–3.0	1.0–3.0	1157	$2,600	$2.25	16d	4	1.37mi
12 White St Cohoes, NY	3.0	2.0	1790	$2,895	$1.62	21d	1	1.48mi

Listing history 4 events

1. 2026-06-22
   days on market $219,000 Active 5 DOM
2. 2026-06-18
   days on market $219,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $219,000 Active 1 DOM

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $9,246 · $770/mo
• Projected year-2 tax: $9,246 · $770/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 18 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: $24,526
• − Mortgage interest: −$12,267
• − Property taxes: −$9,246
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − Depreciation: −$6,371
• Taxable loss: −$8,378
• Est. tax savings @ 24.0%: +$2,011
• After-tax cash flow: $-2,737/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
• City population: 53,479
• Population (ZIP): 14,273

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 14% Two or more races 12% Hispanic / Latino 7%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Lithuanian 7% Romanian 3% Iranian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -50.58%
• Current HPI: 273.5758
• Rent YoY: —
• Metro: —
• 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

+82.5% since first listed

2 events — show timeline

• 2026-06-15 Listed $219,000 Global MLS
• 2009-09-23 Sold (Public Records) $120,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $9,246 · +1.6% YoY. Source: county tax records.