853 5th Ave · Troy, NY 12182

$265,000

6 bd · 2.0 ba · 3,000 sqft · MultiFamily · 28 Days on market

Built 1900 Poor condition 6,098 sqft lot Est $204k · 30% over

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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).

• Cash flow +7.9/30.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Condition / age +1.0/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Fantastic mixed-use opportunity on a great corner lot along a busy, high visibility street! The property features a spacious commercial storefront, ideal for retail, market or offices. A 2 bedroom very spacious single family in rear with another separate unit offering a generous 1 bedroom layout. This is a perfect opportunity for an owner occupant or investor seeking strong exposure and steady rental income. Can be sold with 847 5th Ave as a bundle.

Key facts

• Separate unit
• Generous layout
• Corner lot

Tags

• CORNER LOT
• COMMERCIAL STOREFRONT
• SEPARATE UNIT
• GENEROUS LAYOUT

Property features AI

Finance

• Financial info: Multi-family with 3 total units; Tenants pay heat, cable TV, electricity, and gas

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Triplex; Approx. 3,000 living area; About 513 below-grade finished area; Lot dimensions 50 x 120
• Construction: Brick and vinyl siding exterior
• Exterior features: Level, corner lot

Interior

• Bedrooms: Unit 1: 1 bedroom; Unit 2: 2 bedrooms; Unit 3: (bedrooms not specified)
• Bathrooms: Unit 1: 1 full bath; Unit 2: 1 full bath; Unit 3: (bathroom count not specified)
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $265k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (25.8% below list).
• Recommended offer: $197k (25.8% below list) — sets the bar for 1% rule.

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.
• Lansingburgh Central School District (urban): math 31% / reading 35% proficiency, ranked #566 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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 28 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,714 (25.8% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — 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. 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 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: 0.74% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.48%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $204,000
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
858 6th Ave	0.10mi	6/2.0	2,940 (-2%)	9mo	$284,610	$97	84
860 4th Ave	0.04mi	7/2.0 (+1)	2,582 (-14%)	13mo	$176,000	$68	59
802 2nd Ave	0.21mi	6/2.0	2,708 (-10%)	18mo	$244,000	$90	59
842 2nd Ave	0.16mi	5/2.0 (-1)	3,402 (+13%)	10mo	$245,000	$72	57
886 3rd Ave	0.13mi	7/3.0 (+1)	3,420 (+14%)	15mo	$226,000	$66	49
630 1st Ave	0.65mi	6/4.0	2,792 (-7%)	6mo	$238,144	$85	46
29-31 Middle St	0.57mi	7/3.0 (+1)	3,236 (+8%)	8mo	$200,000	$62	44
622 1st Ave	0.66mi	5/2.0 (-1)	2,796 (-7%)	13mo	$132,500	$47	42
769 2nd Ave	0.29mi	5/3.0 (-1)	3,302 (+10%)	22mo	$200,000	$61	42
97 3rd St	0.68mi	5/2.0 (-1)	2,804 (-6%)	22mo	$190,550	$68	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.18×
• Total profit: $-60,574
• Equity at exit: $39,512

10-year hold

• IRR: -18.9%
• Equity multiple: -0.02×
• Total profit: $-75,369
• Equity at exit: $22,912

Cash invested: $74,200 (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 12182

• Home prices YoY: -15.6%
• Active inventory: 75
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,967 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-277

Break-even live

Break-even rent $2,318

Max offer price $224,872

Occupancy floor —

Sensitivity live

Price	-10% $-94	-5% $-186	+0% $-277	+5% $-369	+10% $-460
Rent	-10% $-433	-5% $-355	+0% $-277	+5% $-200	+10% $-122
Rate	-1.0pp $-144	-0.5pp $-210	base $-277	+0.5pp $-346	+1.0pp $-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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $265,000 Active 28 DOM
2. 2026-06-17
   days on market $265,000 Active 27 DOM
3. 2026-06-16
   days on market $265,000 Active 26 DOM
4. 2026-06-15
   days on market $265,000 Active 25 DOM
5. 2026-06-14
   days on market $265,000 Active 23 DOM
6. 2026-06-10
   days on market $265,000 Active 20 DOM
7. 2026-06-09
   days on market $265,000 Active 19 DOM
8. 2026-06-08
   days on market $265,000 Active 18 DOM
9. 2026-06-07
   days on market $265,000 Active 17 DOM
10. 2026-06-05
    days on market $265,000 Active 14 DOM
11. 2026-06-03
    days on market $265,000 Active 13 DOM
12. 2026-06-02
    days on market $265,000 Active 12 DOM
13. 2026-06-01
    days on market $265,000 Active 11 DOM
14. 2026-05-31
    days on market $265,000 Active 10 DOM
15. 2026-05-31
    days on market $265,000 Active 9 DOM
16. 2026-05-21
    listed $265,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,606
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$7,709
• Taxable loss: −$8,024
• Est. tax savings @ 24.0%: +$1,926
• After-tax cash flow: $-1,402/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property presents a significant opportunity for extensive renovation, with major repairs needed to the roof, exterior, and interior. Improvements in these areas would significantly increase its value for both resale and rental purposes.

Repairs flagged

• Major roof — Visible damage and potential leaks
• Major exterior siding — Damaged and peeling
• Major interior walls — Paint peeling and walls in need of repair
• Major HVAC/mechanicals — Likely in need of maintenance

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the property's visual appeal and could attract more tenants
• Both HVAC and mechanical upgrades — Improves comfort and energy efficiency, attracting both buyers and renters
• Both Interior and exterior repairs — Enhances the property's condition and visual appeal, attracting both buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Visible damage and potential leaks	Major	$15,000–50,000
exterior siding · Damaged and peeling	Major	$15,000–50,000
interior walls · Paint peeling and walls in need of repair	Major	$15,000–50,000
HVAC/mechanicals · Likely in need of maintenance	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the property's visual appeal and could attract more tenants ↑
• Both HVAC and mechanical upgrades — Improves comfort and energy efficiency, attracting both buyers and renters ↑
• Both Interior and exterior repairs — Enhances the property's condition and visual appeal, attracting both buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lansingburgh Central School District
• NCES district ID: 3616740
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $44,807
• Composite: 28.19/100
• National rank: #6810
• State rank: #566 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
• City population: 53,479
• Population (ZIP): 14,273

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 14% Two or more races 12% Hispanic / Latino 7%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Lithuanian 7% Romanian 3% Iranian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -50.58%
• Current HPI: 273.5758
• Rent YoY: —
• Metro: —
• 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

• 2026-05-21 Listed $265,000 Global MLS