41 Ford Ave · Troy, NY 12180

$140,000

2 bd · 1.0 ba · 1,207 sqft · SingleFamily public records · 4 Days on market

Built 1890 7,405 sqft lot Est $262k · 47% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.9/10.0
• 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

Listing remarks

Multiple offers best and final due 3/29 by 5pm. 3 bed, 1 bath property with off-street parking and a brand-new natural gas forced air system already in place. Rehab-ready and priced for potential--ideal for investors or flippers. Prime location close to public transportation and minutes to major highways. Bring your tools and imagination--this is a value-add opportunity you won't want to miss. CASH BUYERS ONLY, ASSIGNMENT OF CONTRACT.

Key facts

• 7,405 sq ft lot
• 2 parking spots
• Built 1890

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.3% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $968 of loan paydown is wiped out by about $4k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.19% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $261,919
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Jesse Ct	0.13mi	2/1.0	1,181 (-2%)	2mo	$256,000	$217	88
14 Parkview Ct	0.21mi	3/1.0 (+1)	1,215 (+1%)	2mo	$252,000	$207	83
12 Parkview Ct	0.21mi	3/1.0 (+1)	1,176 (-3%)	3mo	$235,000	$200	78
34 Central Ave	0.20mi	3/1.5 (+1)	1,200 (-1%)	6mo	$240,000	$200	78
37 Hamilton Ave	0.48mi	3/1.5 (+1)	1,200 (-1%)	2mo	$328,000	$273	68
5 Tower Ave	0.44mi	3/1.5 (+1)	1,165 (-4%)	0mo	$253,700	$218	66
14 Cleminshaw Ave	0.39mi	2/1.0	1,311 (+9%)	7mo	$259,900	$198	62
42 Central Ave	0.29mi	3/1.5 (+1)	1,105 (-8%)	6mo	$282,500	$256	61
19 Parkview Ct	0.20mi	3/1.0 (+1)	1,081 (-10%)	9mo	$270,000	$250	61
2 Miller Ave	0.56mi	3/1.0 (+1)	1,248 (+3%)	7mo	$105,000	$84	58
58 Wynantskill Way	0.57mi	3/1.5 (+1)	1,150 (-5%)	2mo	$305,000	$265	57
11 Lilac Ln	0.36mi	3/1.5 (+1)	1,344 (+11%)	5mo	$235,000	$175	53

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,811
• Equity at exit: $20,874

10-year hold

• IRR: 8.7%
• Equity multiple: 1.73×
• Total profit: $28,652
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$734
• Tax from tax record: −$294 /mo · $3,531/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $229

Break-even live

Break-even rent $1,376

Max offer price $140,000

Occupancy floor 81%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
499 Pawling Ave Unit 3 Troy, NY	3.0	1.0	800	$2,000	$2.50	21d	1	0.19mi
136 Maple Ave Unit 2 Troy, NY	2.0	1.0	1155	$2,000	$1.73	43d	1	0.70mi
198 Pawling Ave Troy, NY	2.0	1.0	700	$1,650	$2.36	23d	1	0.89mi
110 Colleen Rd Troy, NY	1.0–2.0	1.0	955	$1,550	$1.62	14d	9	0.89mi
102 Main Ave Wynantskill, NY	3.0	1.0	1316	$1,600	$1.22	44d	1	1.00mi
110 Project Rd Unit 1 Troy, NY	2.0	1.0	1000	$1,300	$1.30	23d	1	1.06mi
182 Delaware Ave Troy, NY	1.0–2.0	1.0–2.0	739	$1,695	$2.29	14d	17	1.43mi
1820 Highland Ave Unit 1 Troy, NY	2.0	1.0	1000	$850	$0.85	19d	1	1.44mi
100 Vandenburgh Pl Troy, NY	2.0–3.0	1.0–1.5	1124	$1,588	$1.41	14d	9	1.49mi

Listing history 2 events

1. 2026-03-30
   status Pending
2. 2026-03-26
   listed $140,000 Active

ⓘ 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: $3,531 · $294/mo
• Projected year-2 tax: $3,531 · $294/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 3/10 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: $19,983
• − Mortgage interest: −$7,842
• − Property taxes: −$3,531
• − Insurance: −$700
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$4,073
• Taxable income: $639
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $2,591/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

2 events — show timeline

• 2026-03-30 Pending — Global MLS
• 2026-03-26 Listed $140,000 Global MLS

Property tax history

+12.2%/yr

Latest (2025): $3,531 · -9.0% YoY. Source: county tax records.