8 St Marys Ave · Troy, NY 12180

$299,999

6 bd · 2.0 ba · 2,100 sqft · MultiFamily public records · 12 Days on market

Built 1910 1,306 sqft lot Est $223k · 35% 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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• 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

Multi family, ready for rehabilitation. Most of the gutting has been done. Come bring your ideas and creativity and bring this 2 family back to life.

Key facts

• Quiet street
• Hot water heaters
• New furnaces

Tags

• RENOVATED SOLID BRICK
• QUIET STREET
• BASE OF PROSPECT PARK
• CONVENIENT LOCATION
• NEW FURNACES
• HOT WATER HEATERS

Property features AI

Finance

• Financial info: Property is a 2-unit multi-family with tenant/owner expense split: tenants pay heat, internet, electricity, and gas; owner pays trash collection, sewer, and water

Exterior

• Parking: No parking details provided
• Security: Smoke detector(s); Carbon monoxide detector(s); Closed-circuit camera(s)
• Utilities: 100 Amp electric service; Public water; Public sewer
• Home design: Duplex; Brick construction; Brick/mortar foundation; Rubber roof
• Construction: Brick construction; Brick/mortar foundation; Rubber roof; Living area reported as 2,100
• Exterior features: Rear porch; Road frontage

Interior

• Kitchen: Each unit includes a kitchen (appliance details not provided)
• Bedrooms: Unit 1: 2 bedrooms on the 1st floor; Unit 1 also listed with 3 total bedrooms (multi-family detail); Unit 2: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms total; One full bath on the 1st floor and one full bath on the 2nd floor; Unit 1: 1 full bath; Unit 2: 1 full bath
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Paddle fan; High-speed internet available; Walk-in closet(s); Ceramic tile bath; Chair rail; Electric fireplace
• Laundry & utility: No specific washer/dryer details provided

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $849 ($10k/yr) — positive. Per door: $424/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Cap rate 9.7% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).
• At $3,416/mo this rent would consume 54% 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 $9k 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 $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 25y 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 $80k; list at $300k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $299,999

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. 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: 1.14% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.12%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $222,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
198 Hill St	0.30mi	6/2.0	2,000 (-5%)	12mo	$165,000	$83	68
192 Hill St	0.29mi	5/2.0 (-1)	2,260 (+8%)	2mo	$275,500	$122	67
84 Ida St	0.28mi	6/2.0	1,876 (-11%)	4mo	$72,000	$38	66
25 13th St	0.66mi	5/2.0 (-1)	2,106 (+0%)	1mo	$289,900	$138	63
369 4th St	0.37mi	5/2.0 (-1)	2,222 (+6%)	8mo	$192,000	$86	62
329 4th St	0.25mi	5/2.0 (-1)	2,266 (+8%)	10mo	$330,000	$146	62
45 14th St	0.46mi	6/2.0	1,968 (-6%)	11mo	$272,000	$138	59
358 1st St	0.60mi	6/2.0	2,024 (-4%)	10mo	$160,000	$79	58
412 2nd St	0.65mi	6/2.0	2,256 (+7%)	2mo	$240,000	$106	56
103 Ferry St	0.26mi	5/2.0 (-1)	2,362 (+12%)	10mo	$236,900	$100	54
109 13th St	0.69mi	5/2.0 (-1)	2,112 (+1%)	12mo	$232,500	$110	51
451 3rd St	0.68mi	5/2.0 (-1)	1,936 (-8%)	7mo	$140,000	$72	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: 3.6%
• Equity multiple: 1.14×
• Total profit: $11,941
• Equity at exit: $44,731

10-year hold

• IRR: 14.7%
• Equity multiple: 2.28×
• Total profit: $107,726
• Equity at exit: $25,938

Cash invested: $84,000 (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: 14.6×

Monthly cashflow live

• Estimated rent: $3,416 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$152 /mo · $1,820/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$717
• Net cashflow: $849

Break-even live

Break-even rent $2,342

Max offer price $299,999

Occupancy floor 70%

Sensitivity live

Price	-10% $1,019	-5% $934	+0% $849	+5% $764	+10% $679
Rent	-10% $579	-5% $714	+0% $849	+5% $984	+10% $1,119
Rate	-1.0pp $1,000	-0.5pp $925	base $849	+0.5pp $771	+1.0pp $692

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,416
Total (2 units)			$3,416

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
97 14th St Unit 2 Troy, NY	5.0	2.0	1600	$625	$0.39	20d	1	0.52mi

Listing history 30 events

1. 2026-04-22
   status Pending
2. 2026-04-10
   listed $299,999 Active
3. 2023-10-30
   soldstatus $80,000
4. 2023-10-12
   soldstatus $80,000 Closed 150-char remark

   Show marketing remark (150 chars)

   Multi family, ready for rehabilitation. Most of the gutting has been done. Come bring your ideas and creativity and bring this 2 family back to life.

5. 2023-09-01
   status Pending 150-char remark

   Show marketing remark (150 chars)

   Multi family, ready for rehabilitation. Most of the gutting has been done. Come bring your ideas and creativity and bring this 2 family back to life.

6. 2023-08-21
   price $99,000 150-char remark

   Show marketing remark (150 chars)

   Multi family, ready for rehabilitation. Most of the gutting has been done. Come bring your ideas and creativity and bring this 2 family back to life.

7. 2023-07-29
   price $104,900 150-char remark

   Show marketing remark (150 chars)

   Multi family, ready for rehabilitation. Most of the gutting has been done. Come bring your ideas and creativity and bring this 2 family back to life.

8. 2023-07-15
   listed $109,000 Active 150-char remark

   Show marketing remark (150 chars)

   Multi family, ready for rehabilitation. Most of the gutting has been done. Come bring your ideas and creativity and bring this 2 family back to life.

9. 2023-01-12
   historical
10. 2023-01-12
    price $109,000
11. 2023-01-03
    status Active
12. 2022-10-11
    status Pending
13. 2022-09-28
    listed $99,000 Active
14. 2013-04-12
    soldstatus $50,000
15. 2013-01-04
    listed $59,950
16. 2013-01-01
    historical
17. 2012-11-12
    historical
18. 2011-04-06
    listed $59,950
19. 2010-07-23
    soldstatus $16,500
20. 2010-06-04
    historical
21. 2010-05-28
    listed $14,900
22. 2006-08-17
    soldstatus $32,552
23. 2005-02-04
    soldstatus $32,552
24. 2005-01-04
    historical
25. 2004-12-30
    soldstatus $63,243
26. 2004-12-02
    listed $31,900
27. 2002-02-28
    soldstatus $60,000
28. 2002-02-15
    soldstatus $32,000
29. 2001-11-02
    historical
30. 2001-10-31
    listed $83,000

ⓘ 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: $1,820 · $152/mo
• Projected year-2 tax: $3,445 · $287/mo
• Expected delta: +$1,625/yr (+$135/mo · 89.3%)

ⓘ 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 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: $40,992
• − Mortgage interest: −$16,805
• − Property taxes: −$1,820
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,279
• − Management: −$3,279
• − Depreciation: −$8,727
• Taxable income: $5,581
• Est. tax owed @ 24.0%: −$1,340
• After-tax cash flow: $8,845/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

+261.4% since first listed

30 events — show timeline

• 2026-04-22 Pending — Global MLS
• 2026-04-10 Listed $299,999 Global MLS
• 2023-10-30 Sold (Public Records) $80,000 Public Records
• 2023-10-12 Sold (MLS) $80,000 Global MLS
• 2023-09-01 Pending — Global MLS
• 2023-08-21 Price Changed $99,000 Global MLS
• 2023-07-29 Price Changed $104,900 Global MLS
• 2023-07-15 Listed $109,000 Global MLS
• 2023-01-12 Listing Removed — Global MLS
• 2023-01-12 Price Changed $109,000 Global MLS
• 2023-01-03 Relisted — Global MLS
• 2022-10-11 Pending — Global MLS
• 2022-09-28 Listed $99,000 Global MLS
• 2013-04-12 Sold (MLS) $50,000 Global MLS
• 2013-01-04 Listed $59,950 Global MLS
• 2013-01-01 Listing Removed — Global MLS
• 2012-11-12 Listing Removed — Global MLS
• 2011-04-06 Listed $59,950 Global MLS
• 2010-07-23 Sold (MLS) $16,500 Global MLS
• 2010-06-04 Listing Removed — Global MLS
• 2010-05-28 Listed $14,900 Global MLS
• 2006-08-17 Sold (Public Records) $32,552 Public Records
• 2005-02-04 Sold (MLS) $32,552 Global MLS
• 2005-01-04 Listing Removed — Global MLS
• 2004-12-30 Sold (Public Records) $63,243 Public Records
• 2004-12-02 Listed $31,900 Global MLS
• 2002-02-28 Sold (Public Records) $60,000 Public Records
• 2002-02-15 Sold (MLS) $32,000 Global MLS
• 2001-11-02 Listing Removed — Global MLS
• 2001-10-31 Listed $83,000 Global MLS

Property tax history

-1.4%/yr

Latest (2025): $1,820 · -22.1% YoY. Source: county tax records.