547 5th Ave · Troy, NY 12182

$254,900

4 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 23 Days on market

Built 1890 3,049 sqft lot Est $242k · 5% 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 +6.7/30.0
• ARV discount +5.1/15.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

PRICE IMPROVED!!!! Welcome to this fully renovated 5-bedroom, 2-bath home in Lansingburgh, where everything has been done for you--just unpack and enjoy. Taken down to the studs and rebuilt with care, this property features brand-new everything from top to bottom, offering the perfect blend of modern updates and everyday functionality. The spacious layout provides flexibility with five true bedrooms--ideal for growing households, guests, or a dedicated home office setup. Bright, refreshed living spaces flow seamlessly, while the updated kitchen and baths bring a clean, contemporary feel throughout. Step outside to a charming backyard, perfect for relaxing or entertaining. And the locatio

Key facts

• Fully renovated
• Charming backyard
• Updated kitchen

Tags

• FULLY RENOVATED
• UPDATED KITCHEN
• CHARMING BACKYARD

Property features AI

Exterior

• Parking: Off-street parking for 1 vehicle
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Single family residence; Main road frontage 25 feet
• Construction: Vinyl siding
• Exterior features: Back yard fencing

Interior

• Kitchen: Dishwasher; Gas oven; Range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on second floor; Additional bedrooms on first and second floors
• Flooring: Hardwood floors; Ceramic tile
• Bathrooms: Two full bathrooms (one on first floor, one on second floor)
• Heating & cooling: Hot water radiant heating; Natural gas heating
• Interior features: 11 total rooms; Instant hot water; Interior entry unfinished basement
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-463 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (32.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (33.8% below list).
• Recommended offer: $169k (33.8% 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: 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.
• Zoned schools: Turnpike Elementary School (534 students, 61% FRL); Knickerbacker Middle School (math 15% / reading 35%, grade F, #601 of 729 statewide, top 82%, 471 students, 75% FRL); Lansingburgh Senior High School (math 92%, 638 students, 75% FRL) — zoned schools average 70% FRL vs 51% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 76 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 23 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $255k implies a 326% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $168,761 (33.8% 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. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.66% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.85%
• DSCR: 0.70
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $241,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 114th St	0.06mi	4/1.0	1,336 (-7%)	1mo	$225,000	$168	80
522 1st Ave	0.24mi	4/1.0	1,400 (-3%)	1mo	$105,000	$75	79
477 9th Ave	0.31mi	3/2.0 (-1)	1,440 (0%)	2mo	$185,000	$128	78
13 111th St	0.33mi	3/2.0 (-1)	1,440 (0%)	2mo	$158,000	$110	78
29 113th St	0.12mi	3/1.0 (-1)	1,320 (-8%)	4mo	$150,000	$114	68
25 111th St	0.30mi	4/2.0	1,596 (+11%)	2mo	$230,500	$144	66
41 109th St	0.48mi	4/1.5	1,512 (+5%)	4mo	$260,000	$172	64
594 6th Ave	0.15mi	3/1.5 (-1)	1,266 (-12%)	5mo	$215,000	$170	62
752 7th Ave	0.57mi	3/2.0 (-1)	1,394 (-3%)	3mo	$236,380	$170	61
522 7th Ave	0.16mi	4/1.0	1,224 (-15%)	3mo	$258,000	$211	61
784 6th Ave	0.66mi	4/1.0	1,360 (-6%)	6mo	$235,000	$173	52
743 6th Ave	0.53mi	4/1.5	1,627 (+13%)	4mo	$174,000	$107	48

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: -29.9%
• Equity multiple: 0.01×
• Total profit: $-70,740
• Equity at exit: $38,006

10-year hold

• IRR: -31.1%
• Equity multiple: -0.39×
• Total profit: $-99,372
• Equity at exit: $22,039

Cash invested: $71,372 (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: 76
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$298 /mo · $3,572/yr
• Insurance: −$106
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-463

Break-even live

Break-even rent $2,274

Max offer price $173,128

Occupancy floor —

Sensitivity live

Price	-10% $-319	-5% $-391	+0% $-463	+5% $-535	+10% $-607
Rent	-10% $-596	-5% $-530	+0% $-463	+5% $-396	+10% $-330
Rate	-1.0pp $-335	-0.5pp $-398	base $-463	+0.5pp $-529	+1.0pp $-596

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
386 3rd Ave #1 Troy, NY	3.0	1.0	1024	$1,700	$1.66	16d	1	0.46mi
21 120th St Troy, NY	4.0	1.0	1200	$1,300	$1.08	23d	1	0.51mi
750 2nd Ave Troy, NY	1.0–3.0	1.0–1.5	1185	$1,711	$1.44	16d	1	0.56mi
53 Park Ave Cohoes, NY	3.0	1.0	1875	$1,600	$0.85	16d	1	0.68mi
290 2nd Ave Troy, NY	3.0	1.0	1400	$1,600	$1.14	23d	1	0.72mi
157 6th Ave Unit 2 Troy, NY	3.0	1.0	1300	$1,350	$1.04	20d	1	1.08mi
140 5th Ave Unit 2 Troy, NY	3.0	1.0	1200	$1,395	$1.16	25d	1	1.12mi
131 6th Ave Troy, NY	4.0	1.0	1400	$2,325	$1.66	16d	1	1.14mi
192 Saratoga St Cohoes, NY	1.0–3.0	1.0–3.0	1157	$2,600	$2.25	16d	4	1.25mi
12 White St Cohoes, NY	3.0	2.0	1790	$2,895	$1.62	20d	1	1.35mi
300 Ontario St Cohoes, NY	3.0	1.0	1100	$1,600	$1.45	16d	1	1.41mi
159 Main St #2 Cohoes, NY	3.0	1.0	950	$1,295	$1.36	16d	1	1.41mi
53 Main St Unit 3 Cohoes, NY	3.0	1.0	1200	$1,345	$1.12	25d	1	1.41mi
338 Saratoga St Unit 2 Cohoes, NY	3.0	1.5	1200	$1,495	$1.25	45d	1	1.42mi

Listing history 7 events

1. 2026-05-15
   status Pending
2. 2026-05-13
   historical Contingent
3. 2026-05-11
   price $254,900
4. 2026-05-06
   price $264,900
5. 2026-04-22
   listed $272,500 Active
6. 2001-12-19
   soldstatus $59,900
7. 2001-05-08
   soldstatus $23,000

ⓘ 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: $3,572 · $298/mo
• Projected year-2 tax: $3,940 · $328/mo
• Expected delta: +$368/yr (+$31/mo · 10.3%)

ⓘ 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 · 88% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 18 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: $20,251
• − Mortgage interest: −$14,278
• − Property taxes: −$3,572
• − Insurance: −$1,941
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$7,415
• Taxable loss: −$10,195
• Est. tax savings @ 24.0%: +$2,447
• After-tax cash flow: $-3,108/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
• 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

+1008.3% since first listed

7 events — show timeline

• 2026-05-15 Pending — Global MLS
• 2026-05-13 Contingent — Global MLS
• 2026-05-11 Price Changed $254,900 Global MLS
• 2026-05-06 Price Changed $264,900 Global MLS
• 2026-04-22 Listed $272,500 Global MLS
• 2001-12-19 Sold (Public Records) $59,900 Public Records
• 2001-05-08 Sold (Public Records) $23,000 Public Records

Property tax history

+14.4%/yr

Latest (2025): $3,572 · -13.3% YoY. Source: county tax records.