124 Mountainview Ave · Troy, NY 12180

$265,000

8 bd · 2.0 ba · 2,000 sqft · MultiFamily · 77 Days on market

Built 1890 5,662 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +4.0/5.0
• 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: 2 units. confirmed

Listing remarks MLS

2 Family - INVESTOR SPECIAL - This opportunity needs some TLC but has excellent earning potential. Large Living and family rooms in each unit. 2 bedrooms with an office on the first floor and 2 bedrooms on the 2nd floor. Averill Park School District !!! Assignment contract. CASH PURCHASE ONLY. 10% due at signing. Sold as is. Broker has ownership interest.

Key facts

• Unfinished basement
• Convenient location
• Fenced backyard

Tags

• INCOME PRODUCING DUPLEX
• VALUE ADD OPPORTUNITY
• STRONG RENTAL POTENTIAL
• FENCED BACKYARD
• UNFINISHED BASEMENT
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 1×4bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $574/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $249k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 5.5% 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: employment C-, crime F.
• Averill Park Central School District (rural): math 58% / reading 69% proficiency, ranked #169 of 590 in NY (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Averill Park High School (math 97% / reading 98%, grade A+, #49 of 1,100 statewide, top 5%, 897 students, 25% FRL).
• Zoned-school proficiency averages 97% at this address vs 64% district-wide (+34 pts) — the actual schools serving this property are materially stronger than the Averill Park Central School District average implies; a family-tenant draw the district grade alone would hide.
• 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).

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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $74k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $136k; list at $265k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $249,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.45% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.57%
• DSCR: 1.83
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.88% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.51×
• Total profit: $37,695
• Equity at exit: $39,512

10-year hold

• IRR: 22.9%
• Equity multiple: 3.14×
• Total profit: $158,957
• 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 12180

• Home prices YoY: -33.3%
• Rents YoY: 4.9%
• Active inventory: 220
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,843 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$388 /mo · $4,650/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$807
• Net cashflow: $1,148

Break-even live

Break-even rent $2,389

Max offer price $265,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,298	-5% $1,223	+0% $1,148	+5% $1,073	+10% $998
Rent	-10% $845	-5% $997	+0% $1,148	+5% $1,300	+10% $1,452
Rate	-1.0pp $1,282	-0.5pp $1,216	base $1,148	+0.5pp $1,080	+1.0pp $1,010

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

Units	Beds	Baths	Est. rent
1× unit	4	1	$1,989
1× unit	3	1	$1,854
Total (2 units)			$3,843

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 8 events

1. 2026-04-22
   status Pending
2. 2026-03-05
   price $265,000
3. 2026-02-04
   listed $290,000 Active
4. 2023-06-27
   soldstatus $136,000
5. 2023-06-09
   soldstatus $147,000 Closed 363-char remark

   Show marketing remark (363 chars)

   2 Family - INVESTOR SPECIAL - This opportunity needs some TLC but has excellent earning potential. Large Living and family rooms in each unit. 2 bedrooms with an office on the first floor and 2 bedrooms on the 2nd floor. Averill Park School District !!! Assignment contract. CASH PURCHASE ONLY. 10% due at signing. Sold as is. Broker has ownership interest.

6. 2023-04-28
   status Pending 363-char remark

   Show marketing remark (363 chars)

   2 Family - INVESTOR SPECIAL - This opportunity needs some TLC but has excellent earning potential. Large Living and family rooms in each unit. 2 bedrooms with an office on the first floor and 2 bedrooms on the 2nd floor. Averill Park School District !!! Assignment contract. CASH PURCHASE ONLY. 10% due at signing. Sold as is. Broker has ownership interest.

7. 2023-04-13
   price $159,900 363-char remark

   Show marketing remark (363 chars)

   2 Family - INVESTOR SPECIAL - This opportunity needs some TLC but has excellent earning potential. Large Living and family rooms in each unit. 2 bedrooms with an office on the first floor and 2 bedrooms on the 2nd floor. Averill Park School District !!! Assignment contract. CASH PURCHASE ONLY. 10% due at signing. Sold as is. Broker has ownership interest.

8. 2023-04-04
   listed $165,000 Active 363-char remark

   Show marketing remark (363 chars)

   2 Family - INVESTOR SPECIAL - This opportunity needs some TLC but has excellent earning potential. Large Living and family rooms in each unit. 2 bedrooms with an office on the first floor and 2 bedrooms on the 2nd floor. Averill Park School District !!! Assignment contract. CASH PURCHASE ONLY. 10% due at signing. Sold as is. Broker has ownership interest.

ⓘ 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: $4,650 · $388/mo
• Projected year-2 tax: $4,650 · $388/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,116
• − Mortgage interest: −$14,844
• − Property taxes: −$4,650
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,689
• − Management: −$3,689
• − Depreciation: −$7,709
• Taxable income: $10,209
• Est. tax owed @ 24.0%: −$2,450
• After-tax cash flow: $11,330/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: Averill Park Central School District
• NCES district ID: 3600016
• Math proficiency: 58% ▼ -15.00%
• Reading proficiency: 69% ▲ 2.00%
• Median HH income: $81,340
• Composite: 56.94/100
• National rank: #1113
• State rank: #169 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

• 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

+60.6% since first listed

8 events — show timeline

• 2026-04-22 Pending — Global MLS
• 2026-03-05 Price Changed $265,000 Global MLS
• 2026-02-04 Listed $290,000 Global MLS
• 2023-06-27 Sold (Public Records) $136,000 Public Records
• 2023-06-09 Sold (MLS) $147,000 Global MLS
• 2023-04-28 Pending — Global MLS
• 2023-04-13 Price Changed $159,900 Global MLS
• 2023-04-04 Listed $165,000 Global MLS

Property tax history

+3.1%/yr

Latest (2025): $4,650 · -2.0% YoY. Source: county tax records.