1 Crestwood Ave · Troy, NY 12180

$195,000

3 bd · 1.5 ba · 1,196 sqft · SingleFamily public records · 138 Days on market

Built 1965 10,018 sqft lot $163/sqft · 31% below area Est $284k · 31% under ↓ 15% since listing

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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 +15.0/15.0
• Cash flow +6.9/30.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located just minutes from Hudson Valley Community College (HVCC) in Troy. Enjoy quick commutes, nearby amenities, and the perfect blend of suburban peace with urban convenience.

Key facts

• Quick commutes
• Nearby amenities
• 0.23 acre lot

Tags

• QUICK COMMUTES
• NEARBY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-298 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (27.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (10.3% below list).
• Recommended offer: $142k (27.0% below list) — sets the bar for cash-flow.

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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 138 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.

Recommended offer $142,391 (27.0% 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. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
9. 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.
10. 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.
11. 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: 0.90% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.55%
• DSCR: 0.71
• GRM: 9.3

CMA / ARV

• ARV (median comp): $284,365
• List price: $195,000
• Delta: -31.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Crestwood Ave	0.03mi	3/1.5	1,103 (-8%)	6mo	$256,000	$232	80
52 Vandenburgh Ave	0.16mi	3/1.5	1,282 (+7%)	3mo	$119,000	$93	78
12 Crestwood Ave	0.09mi	3/1.0	1,152 (-4%)	22mo	$280,000	$243	69
10 Hadden Ln	0.20mi	3/1.5	1,092 (-9%)	22mo	$264,000	$242	57
14 High St	0.39mi	3/2.0	1,320 (+10%)	7mo	$49,000	$37	56
38 Defreest Ave	0.28mi	2/1.0 (-1)	1,081 (-10%)	10mo	$145,000	$134	55
713 Burden Ave	0.53mi	3/2.5	1,098 (-8%)	5mo	$165,000	$150	54
42 Ballina St	0.69mi	3/1.5	1,040 (-13%)	14mo	$272,000	$262	34
69 Mann Ave	0.71mi	3/1.0	1,029 (-14%)	19mo	$175,000	$170	26

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: -24.8%
• Equity multiple: 0.14×
• Total profit: $-46,965
• Equity at exit: $29,075

10-year hold

• IRR: -14.4%
• Equity multiple: 0.08×
• Total profit: $-50,009
• Equity at exit: $16,860

Cash invested: $54,600 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$576 /mo · $6,911/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-298

Break-even live

Break-even rent $2,126

Max offer price $142,391

Occupancy floor —

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 Vandenburgh Ave Apt 11 Troy, NY	2.0	1.0	850	$1,400	$1.65	14d	1	0.15mi
100 Vandenburgh Pl Troy, NY	2.0–3.0	1.0–1.5	1124	$2,182	$1.94	14d	9	0.25mi
221 Stow Ave Troy, NY	1.0–2.0	1.0	825	$1,481	$1.80	23d	1	0.46mi
649 4th St Unit 2 Troy, NY	3.0	1.0	1200	$1,345	$1.12	23d	1	0.64mi
51 Tyler St #2 Troy, NY	4.0	1.0	900	$1,790	$1.99	14d	1	0.70mi
182 Delaware Ave Troy, NY	1.0–2.0	1.0–2.0	739	$1,695	$2.29	14d	17	0.82mi
110 Colleen Rd Troy, NY	1.0–2.0	1.0	955	$1,550	$1.62	14d	9	0.87mi
110 Project Rd Unit 1 Troy, NY	2.0	1.0	1000	$1,300	$1.30	23d	1	0.94mi
823 Hampton Place Blvd Troy, NY	2.0	2.0	1100	$2,200	$2.00	14d	1	0.94mi
587 Broadway Menands, NY	2.0	1.0	741	$1,640	$2.21	14d	1	1.09mi
363 1st St Troy, NY	3.0	2.5	1408	$2,100	$1.49	21d	1	1.11mi
363 1st St Troy, NY	3.0	2.5	1408	$2,100	$1.49	14d	1	1.11mi
356 3rd St Unit 2 Troy, NY	3.0	1.0	1000	$1,950	$1.95	14d	1	1.19mi
809 Broadway #2 Watervliet, NY	3.0	1.0	1100	$1,625	$1.48	44d	1	1.21mi
509 5th Ave Unit 9 Watervliet, NY	3.0	1.0	1100	$1,800	$1.64	14d	1	1.24mi
19 Idlewild Park Unit 7 Watervliet, NY	2.0	1.0	950	$1,300	$1.37	44d	1	1.24mi
323 2nd St #1 Troy, NY	2.0	1.0	1150	$1,950	$1.70	23d	1	1.26mi
355 4th St Troy, NY	3.0	2.0	1203	$1,750	$1.45	23d	1	1.28mi
114 Ida St Unit 1 Troy, NY	3.0	1.0	1100	$1,395	$1.27	23d	1	1.31mi
189 Hill St Troy, NY	3.0	1.0	995	$1,900	$1.91	23d	1	1.32mi
334 4th St Troy, NY	2.0	1.0	1200	$1,550	$1.29	23d	1	1.35mi
306 3rd St Troy, NY	3.0	1.0	1100	$1,700	$1.55	23d	1	1.36mi
198 Pawling Ave Troy, NY	2.0	1.0	700	$1,650	$2.36	23d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $195,000 Active 138 DOM
2. 2026-06-17
   days on market $195,000 Active 137 DOM
3. 2026-06-16
   days on market $195,000 Active 136 DOM
4. 2026-06-15
   days on market $195,000 Active 135 DOM
5. 2026-06-14
   days on market $195,000 Active 133 DOM
6. 2026-06-13
   days on market $195,000 Active 132 DOM
7. 2026-06-10
   days on market $195,000 Active 130 DOM
8. 2026-06-09
   days on market $195,000 Active 129 DOM
9. 2026-06-08
   days on market $195,000 Active 128 DOM
10. 2026-06-07
    days on market $195,000 Active 127 DOM
11. 2026-06-03
    days on market $195,000 Active 123 DOM
12. 2026-06-02
    days on market $195,000 Active 122 DOM
13. 2026-06-01
    days on market $195,000 Active 121 DOM
14. 2026-05-31
    days on market $195,000 Active 120 DOM
15. 2026-05-31
    days on market $195,000 Active 119 DOM
16. 2026-05-18
    price $195,000 190-char remark

    Show marketing remark (190 chars)

    Conveniently located just minutes from Hudson Valley Community College (HVCC) in Troy. Enjoy quick commutes, nearby amenities, and the perfect blend of suburban peace with urban convenience.

17. 2026-04-13
    price $210,000 190-char remark

    Show marketing remark (190 chars)

    Conveniently located just minutes from Hudson Valley Community College (HVCC) in Troy. Enjoy quick commutes, nearby amenities, and the perfect blend of suburban peace with urban convenience.

18. 2026-03-04
    price $220,000 190-char remark

    Show marketing remark (190 chars)

    Conveniently located just minutes from Hudson Valley Community College (HVCC) in Troy. Enjoy quick commutes, nearby amenities, and the perfect blend of suburban peace with urban convenience.

19. 2026-01-31
    listed $230,000 Active

    Show marketing remark (190 chars)

    Conveniently located just minutes from Hudson Valley Community College (HVCC) in Troy. Enjoy quick commutes, nearby amenities, and the perfect blend of suburban peace with urban convenience.

20. 2026-01-31
    listed $230,000 Active 190-char remark

    Show marketing remark (190 chars)

    Conveniently located just minutes from Hudson Valley Community College (HVCC) in Troy. Enjoy quick commutes, nearby amenities, and the perfect blend of suburban peace with urban convenience.

ⓘ 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: $6,911 · $576/mo
• Projected year-2 tax: $6,911 · $576/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 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: $20,992
• − Mortgage interest: −$10,923
• − Property taxes: −$6,911
• − Insurance: −$975
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$5,673
• Taxable loss: −$6,849
• Est. tax savings @ 24.0%: +$1,644
• After-tax cash flow: $-1,930/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

-15.2% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $195,000 Global MLS
• 2026-04-13 Price Changed $210,000 Global MLS
• 2026-03-04 Price Changed $220,000 Global MLS
• 2026-01-31 Listed $230,000 HVCRMLS
• 2026-01-31 Listed $230,000 Global MLS

Property tax history

+15.7%/yr

Latest (2025): $6,911 · +0.8% YoY. Source: county tax records.