86 6th Ave · Troy, NY 12180

$224,000

7 bd · 3.0 ba · 2,404 sqft · MultiFamily public records · 53 Days on market

Built 1910 1,742 sqft lot Est $221k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.9/15.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Schools +2.8/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Welcome to this owner occupied duplex in North Troy. This well maintained property features off street parking (4 spots), solar panels, all new windows within the last 5 years, roof 2016, front porch, back deck, Fenced in yard, newer hot water tanks, freshly painted... Uni1 3BEDS (Potential 4th /office) 1BATH, Living/Dining Room, Washer (hook Up for a dryer), New Floors. Unit 2 4BEDS (Full Master), 2BATHS, Living/Dining Room, Washer/Dryer, Walk Up Attic. Easy access to major highways.

Key facts

• Off street parking
• Front porch
• Back deck

Tags

• OFF STREET PARKING
• SOLAR PANELS
• NEW WINDOWS
• FRONT PORCH
• BACK DECK
• FENCED IN YARD

What this means for you Summary

Snapshot

• This is a 1×4bd/1.5ba + 1×3bd/1.5ba units multifamily listed at $224k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $540/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $224k).
• Recommended offer: $217k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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.
• 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: 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 $3,452/mo this rent would consume 55% 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 $7k 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 $63k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $41k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $183k; 22% 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 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,280 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
9. 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.
10. 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: 1.54% ✓
• Cap rate: 12.37%
• Cash-on-cash: 21.72%
• DSCR: 1.97
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $221,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 5th Ave	0.11mi	7/2.0	2,418 (+1%)	4mo	$240,000	$99	86
137 2nd Ave	0.23mi	6/2.0 (-1)	2,396 (-0%)	3mo	$220,000	$92	77
172 6th Ave	0.22mi	6/2.0 (-1)	2,454 (+2%)	1mo	$220,000	$90	76
48 5th Ave	0.10mi	6/2.0 (-1)	2,238 (-7%)	2mo	$236,500	$106	73
83 2nd Ave	0.16mi	6/3.0 (-1)	2,608 (+8%)	2mo	$375,000	$144	71
70 6th Ave	0.04mi	6/2.5 (-1)	2,104 (-12%)	0mo	$179,900	$86	70
235 5th Ave	0.40mi	8/3.0 (+1)	2,488 (+4%)	5mo	$320,000	$129	67
145 6th Ave	0.15mi	6/2.0 (-1)	2,154 (-10%)	2mo	$210,000	$97	65
79 6th Ave	0.03mi	6/2.0 (-1)	2,048 (-15%)	2mo	$80,000	$39	63
3230 6th Ave	0.35mi	8/2.0 (+1)	2,154 (-10%)	7mo	$65,000	$30	52
288 5th Ave	0.54mi	6/2.0 (-1)	2,216 (-8%)	4mo	$140,000	$63	49
3161 6th Ave	0.39mi	6/2.0 (-1)	2,100 (-13%)	6mo	$130,000	$62	46

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: 15.2%
• Equity multiple: 1.63×
• Total profit: $39,223
• Equity at exit: $33,399

10-year hold

• IRR: 25.3%
• Equity multiple: 3.42×
• Total profit: $151,513
• Equity at exit: $19,367

Cash invested: $62,720 (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: 10.2×

Monthly cashflow live

• Estimated rent: $3,452 high
• Mortgage (P&I): −$1,175
• Tax from tax record: −$324 /mo · $3,888/yr
• Insurance: −$93
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $1,080

Break-even live

Break-even rent $2,086

Max offer price $224,000

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
1× unit	4	1.5	$1,831
1× unit	3	1.5	$1,621
Total (2 units)			$3,452

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2326 15th St Unit 2 Troy, NY	8.0	2.5	2500	$650	$0.26	14d	1	1.24mi

Listing history 14 events

1. 2025-09-05
   status Pending
2. 2025-08-07
   status Active
3. 2025-08-07
   price $224,000
4. 2025-08-07
   historical
5. 2025-07-19
   price $254,000
6. 2025-07-14
   listed $264,900 Active
7. 2022-10-11
   soldstatus $182,900
8. 2022-06-06
   status Pending 493-char remark

   Show marketing remark (493 chars)

   Welcome to this owner occupied duplex in North Troy. This well maintained property features off street parking (4 spots), solar panels, all new windows within the last 5 years, roof 2016, front porch, back deck, Fenced in yard, newer hot water tanks, freshly painted... Uni1 3BEDS (Potential 4th /office) 1BATH, Living/Dining Room, Washer (hook Up for a dryer), New Floors. Unit 2 4BEDS (Full Master), 2BATHS, Living/Dining Room, Washer/Dryer, Walk Up Attic. Easy access to major highways.

9. 2022-06-02
   listed $174,900 Active 493-char remark

   Show marketing remark (493 chars)

   Welcome to this owner occupied duplex in North Troy. This well maintained property features off street parking (4 spots), solar panels, all new windows within the last 5 years, roof 2016, front porch, back deck, Fenced in yard, newer hot water tanks, freshly painted... Uni1 3BEDS (Potential 4th /office) 1BATH, Living/Dining Room, Washer (hook Up for a dryer), New Floors. Unit 2 4BEDS (Full Master), 2BATHS, Living/Dining Room, Washer/Dryer, Walk Up Attic. Easy access to major highways.

10. 2010-02-24
    soldstatus $112,000
11. 2009-06-04
    historical
12. 2008-06-03
    listed $109,000
13. 2004-11-04
    soldstatus $105,000
14. 2004-06-16
    soldstatus $45,000

ⓘ 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: $3,888 · $324/mo
• Projected year-2 tax: $3,888 · $324/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 7/10 Severe FEMA zone X · 77% 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: $41,424
• − Mortgage interest: −$12,547
• − Property taxes: −$3,888
• − Insurance: −$1,786
• − Repairs & maintenance: −$3,314
• − Management: −$3,314
• − Depreciation: −$6,516
• Taxable income: $10,058
• Est. tax owed @ 24.0%: −$2,414
• After-tax cash flow: $10,540/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: 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
• 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

+397.8% since first listed

14 events — show timeline

• 2025-09-05 Pending — Global MLS
• 2025-08-07 Relisted — Global MLS
• 2025-08-07 Price Changed $224,000 Global MLS
• 2025-08-07 Listing Removed — Global MLS
• 2025-07-19 Price Changed $254,000 Global MLS
• 2025-07-14 Listed $264,900 Global MLS
• 2022-10-11 Sold (Public Records) $182,900 Public Records
• 2022-06-06 Pending — Global MLS
• 2022-06-02 Listed $174,900 Global MLS
• 2010-02-24 Sold (Public Records) $112,000 Public Records
• 2009-06-04 Listing Removed — Global MLS
• 2008-06-03 Listed $109,000 Global MLS
• 2004-11-04 Sold (Public Records) $105,000 Public Records
• 2004-06-16 Sold (Public Records) $45,000 Public Records

Property tax history

+15.5%/yr

Latest (2025): $3,888 · -45.0% YoY. Source: county tax records.