90 Pawling Ave · Troy, NY 12180

$149,900

3 bd · 1.0 ba · 1,840 sqft · SingleFamily public records · 1 Days on market

Built 1890 2,613 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.7/5.0
• Cash flow +3.3/30.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Affordable East Side Troy two story residence featuring 2 bedrooms with potential for a 3rd bedroom. Spacious bi-level floor plan. Huge primary bedroom, eat-in kitchen, formal dining room, hardwood floors, updated heating system, and electrical service. Conveniently located near shopping, dining, schools and major commuter routes. Easy to show!

Key facts

• Formal dining room
• Bi-level floor plan
• Electrical service

Tags

• BI-LEVEL FLOOR PLAN
• EAT-IN KITCHEN
• FORMAL DINING ROOM
• HARDWOOD FLOORS
• UPDATED HEATING SYSTEM
• ELECTRICAL SERVICE

Property features AI

Exterior

• Utilities: Public water; Public sewer; 100 amp electric service with circuit breakers; Cable connected
• Home design: Single family residence; Entry on first level
• Construction: Built-Up roof; Vinyl siding and other exterior materials; Brick and stone foundation; Built in (year not provided)
• Exterior features: Porch; Garden; Landscaped yard; Road frontage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two bedrooms on the second level; Den/office on the second level
• Flooring: Wood flooring; Carpet
• Bathrooms: One full bathroom on the second level
• Heating & cooling: Forced air oil heating; Window cooling units
• Interior features: High speed internet; Paddle fan; Insulated windows; Full unfinished basement; Fireplace (1)
• Laundry & utility: Main-level laundry room; Washer/Dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-468 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $82k (45.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (39.0% below list).
• Recommended offer: $82k (45.4% below list) — sets the bar for cash-flow.
• Cap rate 2.5% 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: 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent is only 14% of the median local income ($76k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,894 (45.4% 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 1890 — 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: 0.61% ✗
• Cap rate: 2.55%
• Cash-on-cash: -13.38%
• DSCR: 0.40
• GRM: 13.7

CMA / ARV

• ARV (on-the-fly): $342,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Brunswick Rd	0.29mi	3/1.5	1,680 (-9%)	3mo	$300,000	$179	68
74 Pinewoods Ave	0.23mi	3/2.0	1,940 (+5%)	11mo	$404,000	$208	67
11 Spring Ave	0.53mi	3/1.5	1,788 (-3%)	3mo	$115,000	$64	66
76 Pinewoods Ave	0.24mi	4/1.5 (+1)	1,722 (-6%)	14mo	$335,000	$195	59
1906 Burdett Ave	0.51mi	4/2.0 (+1)	1,799 (-2%)	9mo	$245,000	$136	56
3 Seymour Ct	0.28mi	3/1.0	1,568 (-15%)	8mo	$300,000	$191	56
456 Pawling Ave	0.74mi	3/1.5	1,920 (+4%)	2mo	$259,000	$135	55
1534 Tibbits Ave	0.58mi	3/2.0	1,825 (-1%)	18mo	$399,000	$219	53
45 Belle Ave	0.34mi	3/1.5	1,668 (-9%)	18mo	$280,000	$168	52
2 Locust Ave	0.38mi	4/1.5 (+1)	1,624 (-12%)	9mo	$305,000	$188	48
139 Delaware Ave	0.71mi	4/2.0 (+1)	1,823 (-1%)	12mo	$290,000	$159	46
290 Pawling Ave	0.56mi	4/1.5 (+1)	2,016 (+10%)	12mo	$375,000	$186	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 · 4.88% rent growth · sell at horizon

5-year hold

• IRR: -38.8%
• Equity multiple: -0.24×
• Total profit: $-52,218
• Equity at exit: $22,351

10-year hold

• IRR: -43.9%
• Equity multiple: -0.81×
• Total profit: $-75,890
• Equity at exit: $12,961

Cash invested: $41,972 (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: 13.7×

Monthly cashflow live

• Estimated rent: $914 high
• Mortgage (P&I): −$786
• Tax from tax record: −$341 /mo · $4,095/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $-468

Break-even live

Break-even rent $1,506

Max offer price $81,894

Occupancy floor —

Sensitivity live

Price	-10% $-383	-5% $-425	+0% $-468	+5% $-510	+10% $-553
Rent	-10% $-540	-5% $-504	+0% $-468	+5% $-432	+10% $-396
Rate	-1.0pp $-392	-0.5pp $-430	base $-468	+0.5pp $-507	+1.0pp $-546

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1820 Highland Ave Unit 2 Troy, NY	4.0	2.0	1680	$725	$0.43	19d	1	0.39mi
1708 Highland Ave Unit 3 Troy, NY	3.0	1.0	1485	$595	$0.40	19d	1	0.44mi
11 Spring Ave Troy, NY	3.0	2.0	1788	$2,500	$1.40	24d	1	0.53mi
51 14th St Unit 2 Troy, NY	4.0	2.0	2000	$725	$0.36	19d	1	0.63mi
79 14th St Unit 2 Troy, NY	4.0	1.0	1500	$650	$0.43	19d	1	0.68mi
88 14th St Unit 2 Troy, NY	4.0	1.0	1500	$650	$0.43	19d	1	0.68mi
79 14th St Unit 1 Troy, NY	3.0	1.0	1500	$650	$0.43	19d	1	0.68mi
53 13th St Troy, NY	4.0	1.0	1500	$650	$0.43	19d	1	0.69mi
97 14th St Troy, NY	4.0	2.0	1500	$650	$0.43	19d	1	0.71mi
1520 6th Ave Troy, NY	2.0–4.0	2.0–4.0	1209	$1,224	$1.01	24d	8	1.02mi
1611 6th Ave Troy, NY	1.0–2.0	1.0–2.0	976	$3,000	$3.07	15d	28	1.07mi
150 2nd St Troy, NY	4.0	1.5	2442	$3,000	$1.23	22d	1	1.18mi
904 Peoples Ave Troy, NY	4.0	1.0	1800	$645	$0.36	19d	1	1.22mi
363 1st St Troy, NY	3.0	2.5	1408	$2,100	$1.49	22d	1	1.24mi
363 1st St Troy, NY	3.0	2.5	1408	$2,100	$1.49	15d	1	1.24mi
53-55 Congress St Troy, NY	2.0	1.0	1500	$1,700	$1.13	24d	1	1.25mi
2 River St Troy, NY	2.0	1.0–2.5	945	$2,650	$2.80	15d	6	1.27mi
669 Pawling Ave Troy, NY	4.0	1.0	1700	$2,350	$1.38	19d	1	1.28mi
17 State St Troy, NY	4.0	1.0–1.5	1810	$2,996	$1.66	15d	7	1.33mi
136 9th St Unit 3 Troy, NY	4.0	1.0	1500	$595	$0.40	19d	1	1.33mi
136 9th St Unit 1 Troy, NY	3.0	1.0	1500	$595	$0.40	19d	1	1.34mi
136 9th St Unit 2 Troy, NY	3.0	1.0	1500	$600	$0.40	19d	1	1.34mi
2002 Federal St Troy, NY	2.0	1.0–2.0	830	$3,450	$4.16	15d	51	1.35mi
2326 15th St Unit 1 Troy, NY	4.0	1.5	1500	$695	$0.46	19d	1	1.35mi
288 Hoosick St Troy, NY	3.0	1.0	1800	$695	$0.39	19d	1	1.38mi
169 Hutton St Unit 1 Troy, NY	3.0	1.0	1500	$595	$0.40	19d	1	1.38mi
164 9th St Unit 1 Troy, NY	4.0	2.0	1400	$1,800	$1.29	24d	1	1.40mi
100 Vandenburgh Pl Troy, NY	2.0–3.0	1.0–1.5	1124	$2,182	$1.94	15d	9	1.43mi
195 9th St Troy, NY	3.0	2.0	1500	$750	$0.50	19d	1	1.49mi

Listing history 2 events

1. 2026-06-18
   remarks 346-char remark
2. 2026-06-18
   listed $149,900 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: $4,095 · $341/mo
• Projected year-2 tax: $4,095 · $341/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 1/10 Low
• 🌡 Heat 3/10 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: $10,966
• − Mortgage interest: −$8,397
• − Property taxes: −$4,095
• − Insurance: −$750
• − Repairs & maintenance: −$877
• − Management: −$877
• − Depreciation: −$4,361
• Taxable loss: −$8,390
• Est. tax savings @ 24.0%: +$2,014
• After-tax cash flow: $-3,600/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

1 event — show timeline

• 2026-06-17 Listed $149,900 Global MLS

Property tax history

+14.7%/yr

Latest (2025): $4,095 · +3.2% YoY. Source: county tax records.