3074 6th Ave · Troy, NY 12180

$332,000

9 bd · 3.0 ba · 3,828 sqft · MultiFamily public records · 27 Days on market

Built 1890 5,227 sqft lot $87/sqft · 16% below area Est $395k · 16% 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 +14.6/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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: 3 units. confirmed

Listing remarks MLS

Investors take notice, awesome opportunity to own or owner occupy this solid brick 3-unit building. Detached garage currently rented out for $175 for additional rent. Each unit features a spacious open floor plan and have been updated with all high-end vinyl materials. New windows, floors, kitchen cabinets, new boilers, new concrete floor poured in the basement. Convenient location, close to the highway and on a bus line. Very Good Condition

Key facts

• Updated property
• Turnkey triplex
• 5,227 sq ft lot

Tags

• TURNKEY TRIPLEX
• UPDATED PROPERTY
• CLEAN AND FUNCTIONAL UNITS
• GOOD RENTAL POTENTIAL

Property features AI

Finance

• Financial info: Property is a 3-unit investment (triplex)

Exterior

• Parking: Detached off-street garage with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Triplex
• Construction: Brick exterior
• Exterior features: Brick construction; Lot approximately 0.12 acres

Interior

• Bedrooms: Each unit has 3 bedrooms (three total units with 3 bedrooms each)
• Bathrooms: Three full bathrooms total; full baths located on 1st, 2nd, and 3rd levels
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $332k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $449/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $332k).
• Recommended offer: $327k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: 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; solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).
• At $4,763/mo this rent would consume 75% 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 $10k 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 $93k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($327k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 $238k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $327,020 (1.5% below list)

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 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.43% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.09%
• DSCR: 1.81
• GRM: 5.8

CMA / ARV

• ARV (median comp): $394,702
• List price: $332,000
• Delta: -15.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Douw St	0.11mi	8/3.0 (-1)	3,380 (-12%)	5mo	$275,000	$81	66
280 9th St	0.49mi	10/3.0 (+1)	3,687 (-4%)	18mo	$175,000	$47	51
156 2nd Ave	0.69mi	10/7.5 (+1)	3,896 (+2%)	4mo	$550,000	$141	42
131 6th Ave	0.60mi	9/3.0	3,400 (-11%)	19mo	$275,000	$81	38

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: 11.0%
• Equity multiple: 1.44×
• Total profit: $41,257
• Equity at exit: $49,502

10-year hold

• IRR: 21.5%
• Equity multiple: 3.00×
• Total profit: $186,052
• Equity at exit: $28,705

Cash invested: $92,960 (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: 17.4×

Monthly cashflow live

• Estimated rent: $4,763 high
• Mortgage (P&I): −$1,741
• Tax from tax record: −$482 /mo · $5,782/yr
• Insurance: −$138
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,000
• Net cashflow: $1,346

Break-even live

Break-even rent $3,059

Max offer price $332,000

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$4,764
Total (3 units)			$4,763

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: $83,000
• Closing costs: $9,960
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-04-30
   price $332,000 494-char remark
2. 2026-04-27
   listed $347,000 Active 494-char remark
3. 2022-02-01
   soldstatus $238,000
4. 2021-12-14
   status Pending 446-char remark

   Show marketing remark (446 chars)

   Investors take notice, awesome opportunity to own or owner occupy this solid brick 3-unit building. Detached garage currently rented out for $175 for additional rent. Each unit features a spacious open floor plan and have been updated with all high-end vinyl materials. New windows, floors, kitchen cabinets, new boilers, new concrete floor poured in the basement. Convenient location, close to the highway and on a bus line. Very Good Condition

5. 2021-10-19
   status Pend (Under Cntr) 446-char remark

   Show marketing remark (446 chars)

   Investors take notice, awesome opportunity to own or owner occupy this solid brick 3-unit building. Detached garage currently rented out for $175 for additional rent. Each unit features a spacious open floor plan and have been updated with all high-end vinyl materials. New windows, floors, kitchen cabinets, new boilers, new concrete floor poured in the basement. Convenient location, close to the highway and on a bus line. Very Good Condition

6. 2021-09-23
   listed $245,000 New 446-char remark

   Show marketing remark (446 chars)

   Investors take notice, awesome opportunity to own or owner occupy this solid brick 3-unit building. Detached garage currently rented out for $175 for additional rent. Each unit features a spacious open floor plan and have been updated with all high-end vinyl materials. New windows, floors, kitchen cabinets, new boilers, new concrete floor poured in the basement. Convenient location, close to the highway and on a bus line. Very Good Condition

7. 2020-08-04
   soldstatus $195,000
8. 2020-07-27
   soldstatus $195,000 Closed (Final Sale)

   Show marketing remark (836 chars)

   Amazing opportunity to invest and own a 3 unit plus detached garage in Troy! Located on a large, fenced, double lot, this charming multi-family home boasts extremely spacious 3 bedroom flats, gorgeous crown molding, ornate ceiling medallions, beautiful decorative mantels, formal living & dining rooms, and eat-in kitchens. Many of the appliances are stainless steel, and many rooms have newer flooring. Laundry in basement! Tenants pay sep. util. Unit 1 was remodeled in 2018. Unit 3 & much of the exterior has been freshly painted. Unit 1 is rented for $1,095/month through 04/30/22. Units 2 & 3 purposely left vacant so new owner can choose to occupy or rent. Units 2 & 3 each estimated to rent for $900/month. Detached garage rents for $175/month. Potential rental income = $36,840/yr! Very Good Condition

9. 2020-07-09
   status Pend (Under Cntr)

   Show marketing remark (836 chars)

   Amazing opportunity to invest and own a 3 unit plus detached garage in Troy! Located on a large, fenced, double lot, this charming multi-family home boasts extremely spacious 3 bedroom flats, gorgeous crown molding, ornate ceiling medallions, beautiful decorative mantels, formal living & dining rooms, and eat-in kitchens. Many of the appliances are stainless steel, and many rooms have newer flooring. Laundry in basement! Tenants pay sep. util. Unit 1 was remodeled in 2018. Unit 3 & much of the exterior has been freshly painted. Unit 1 is rented for $1,095/month through 04/30/22. Units 2 & 3 purposely left vacant so new owner can choose to occupy or rent. Units 2 & 3 each estimated to rent for $900/month. Detached garage rents for $175/month. Potential rental income = $36,840/yr! Very Good Condition

10. 2020-06-30
    listed $195,000 New

    Show marketing remark (836 chars)

    Amazing opportunity to invest and own a 3 unit plus detached garage in Troy! Located on a large, fenced, double lot, this charming multi-family home boasts extremely spacious 3 bedroom flats, gorgeous crown molding, ornate ceiling medallions, beautiful decorative mantels, formal living & dining rooms, and eat-in kitchens. Many of the appliances are stainless steel, and many rooms have newer flooring. Laundry in basement! Tenants pay sep. util. Unit 1 was remodeled in 2018. Unit 3 & much of the exterior has been freshly painted. Unit 1 is rented for $1,095/month through 04/30/22. Units 2 & 3 purposely left vacant so new owner can choose to occupy or rent. Units 2 & 3 each estimated to rent for $900/month. Detached garage rents for $175/month. Potential rental income = $36,840/yr! Very Good Condition

11. 2018-01-11
    soldstatus $149,000
12. 2018-01-08
    soldstatus $149,000 Closed (Final Sale)
13. 2017-10-18
    status Pend (Under Cntr)
14. 2017-10-10
    listed $149,000 New
15. 2014-05-12
    soldstatus $90,000
16. 2014-05-09
    soldstatus $90,000
17. 2014-01-17
    historical
18. 2012-02-15
    listed $109,000
19. 2009-04-02
    soldstatus $121,000
20. 2009-03-20
    soldstatus $157,000
21. 2009-01-01
    historical
22. 2008-11-22
    listed $164,900
23. 2008-11-20
    historical
24. 2008-05-19
    listed $157,900

ⓘ 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: $5,782 · $482/mo
• Projected year-2 tax: $5,782 · $482/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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 17 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: $57,156
• − Mortgage interest: −$18,597
• − Property taxes: −$5,782
• − Insurance: −$2,326
• − Repairs & maintenance: −$4,572
• − Management: −$4,572
• − Depreciation: −$9,658
• Taxable income: $11,647
• Est. tax owed @ 24.0%: −$2,795
• After-tax cash flow: $13,357/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

+110.3% since first listed

25 events — show timeline

• 2026-05-24 Pending — Global MLS
• 2026-04-30 Price Changed $332,000 Global MLS
• 2026-04-27 Listed $347,000 Global MLS
• 2022-02-01 Sold (Public Records) $238,000 Public Records
• 2021-12-14 Pending — Global MLS
• 2021-10-19 Pending — Global MLS
• 2021-09-23 Listed $245,000 Global MLS
• 2020-08-04 Sold (Public Records) $195,000 Public Records
• 2020-07-27 Sold (MLS) $195,000 Global MLS
• 2020-07-09 Pending — Global MLS
• 2020-06-30 Listed $195,000 Global MLS
• 2018-01-11 Sold (Public Records) $149,000 Public Records
• 2018-01-08 Sold (MLS) $149,000 Global MLS
• 2017-10-18 Pending — Global MLS
• 2017-10-10 Listed $149,000 Global MLS
• 2014-05-12 Sold (Public Records) $90,000 Public Records
• 2014-05-09 Sold (MLS) $90,000 Global MLS
• 2014-01-17 Listing Removed — Global MLS
• 2012-02-15 Listed $109,000 Global MLS
• 2009-04-02 Sold (Public Records) $121,000 Public Records
• 2009-03-20 Sold (MLS) $157,000 Global MLS
• 2009-01-01 Listing Removed — Global MLS
• 2008-11-22 Listed $164,900 Global MLS
• 2008-11-20 Listing Removed — Global MLS
• 2008-05-19 Listed $157,900 Global MLS

Property tax history

+19.0%/yr

Latest (2025): $5,782 · +28.1% YoY. Source: county tax records.