3256 6th Ave · Troy, NY 12180

$100,000

5 bd · 2.5 ba · 2,037 sqft · MultiFamily public records · 9 Days on market

Built 1900 2,178 sqft lot Est $175k · 43% under

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Attention owner occupiers and investors. Check out this new property. The upper level apartment is two levels with 4 bedrooms and 1.5 bath perfect for the owner occupier The lower level is a 1 bedroom and is currently rented. Upper level has a living room and family room. Cheaper than rent . Upgrades made toheating and roofing systems. Make an appointment today.

Key facts

• 2,178 sq ft lot
• Built 1900
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $100k).
• Cap rate 38.3% 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.
• 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• At $4,406/mo this rent would consume 70% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 4.41% ✓
• Cap rate: 38.31%
• Cash-on-cash: 114.34%
• DSCR: 6.09
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $175,182
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Glen Ave	0.08mi	5/2.0	2,200 (+8%)	1mo	$95,000	$43	80
3161 6th Ave	0.10mi	6/2.0 (+1)	2,100 (+3%)	6mo	$130,000	$62	78
79 6th Ave	0.28mi	6/2.0 (+1)	2,048 (+0%)	2mo	$80,000	$39	77
70 6th Ave	0.26mi	6/2.5 (+1)	2,104 (+3%)	0mo	$179,900	$86	77
6 W Sunnyside Way	0.28mi	5/3.0	1,980 (-3%)	4mo	$242,000	$122	77
48 5th Ave	0.21mi	6/2.0 (+1)	2,238 (+10%)	2mo	$236,500	$106	65
393 9th St	0.39mi	6/2.0 (+1)	1,936 (-5%)	4mo	$100,000	$52	63
145 6th Ave	0.44mi	6/2.0 (+1)	2,154 (+6%)	2mo	$210,000	$97	61
55 Oakwood Ave	0.64mi	5/2.0	1,980 (-3%)	7mo	$170,000	$86	58
405 10th St	0.58mi	6/2.0 (+1)	1,980 (-3%)	4mo	$143,000	$72	58
99 James St	0.64mi	4/2.0 (-1)	2,058 (+1%)	6mo	$210,000	$102	56
1227 Sausse Ave	0.68mi	4/2.0 (-1)	1,944 (-5%)	7mo	$190,000	$98	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 · 4.88% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.67×
• Total profit: $158,841
• Equity at exit: $14,910

10-year hold

• IRR: —
• Equity multiple: 14.91×
• Total profit: $389,474
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.5×

Monthly cashflow live

• Estimated rent: $4,406 high
• Mortgage (P&I): −$524
• Tax from tax record: −$247 /mo · $2,962/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$925
• Net cashflow: $2,612

Break-even live

Break-even rent $1,099

Max offer price $100,000

Occupancy floor 36%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,040
1× unit	1	1	$1,366
Total (3 units)			$4,406

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 6th Ave Troy, NY	4.0	1.0	1400	$2,325	$1.66	14d	1	0.42mi
164 9th St Unit 1 Troy, NY	4.0	2.0	1400	$1,800	$1.29	23d	1	0.96mi
2326 15th St Unit 1 Troy, NY	4.0	1.5	1500	$695	$0.46	18d	1	0.98mi
136 9th St Unit 3 Troy, NY	4.0	1.0	1500	$595	$0.40	18d	1	1.03mi
904 Peoples Ave Troy, NY	4.0	1.0	1800	$645	$0.36	18d	1	1.17mi

Listing history 17 events

1. 2026-04-28
   status Pending
2. 2026-04-19
   listed $100,000 Active
3. 2022-11-23
   soldstatus $138,860
4. 2022-09-19
   status Pending 369-char remark

   Show marketing remark (369 chars)

   Attention owner occupiers and investors. Check out this new property. The upper level apartment is two levels with 4 bedrooms and 1.5 bath perfect for the owner occupier The lower level is a 1 bedroom and is currently rented. Upper level has a living room and family room. Cheaper than rent . Upgrades made toheating and roofing systems. Make an appointment today.

5. 2022-09-01
   price $131,000 369-char remark

   Show marketing remark (369 chars)

   Attention owner occupiers and investors. Check out this new property. The upper level apartment is two levels with 4 bedrooms and 1.5 bath perfect for the owner occupier The lower level is a 1 bedroom and is currently rented. Upper level has a living room and family room. Cheaper than rent . Upgrades made toheating and roofing systems. Make an appointment today.

6. 2022-08-16
   status Active 369-char remark

   Show marketing remark (369 chars)

   Attention owner occupiers and investors. Check out this new property. The upper level apartment is two levels with 4 bedrooms and 1.5 bath perfect for the owner occupier The lower level is a 1 bedroom and is currently rented. Upper level has a living room and family room. Cheaper than rent . Upgrades made toheating and roofing systems. Make an appointment today.

7. 2022-08-10
   status Pending 369-char remark

   Show marketing remark (369 chars)

   Attention owner occupiers and investors. Check out this new property. The upper level apartment is two levels with 4 bedrooms and 1.5 bath perfect for the owner occupier The lower level is a 1 bedroom and is currently rented. Upper level has a living room and family room. Cheaper than rent . Upgrades made toheating and roofing systems. Make an appointment today.

8. 2022-08-02
   status Active 369-char remark

   Show marketing remark (369 chars)

   Attention owner occupiers and investors. Check out this new property. The upper level apartment is two levels with 4 bedrooms and 1.5 bath perfect for the owner occupier The lower level is a 1 bedroom and is currently rented. Upper level has a living room and family room. Cheaper than rent . Upgrades made toheating and roofing systems. Make an appointment today.

9. 2022-07-20
   status Pending 369-char remark

   Show marketing remark (369 chars)

   Attention owner occupiers and investors. Check out this new property. The upper level apartment is two levels with 4 bedrooms and 1.5 bath perfect for the owner occupier The lower level is a 1 bedroom and is currently rented. Upper level has a living room and family room. Cheaper than rent . Upgrades made toheating and roofing systems. Make an appointment today.

10. 2022-07-08
    listed $139,900 Active 369-char remark

    Show marketing remark (369 chars)

    Attention owner occupiers and investors. Check out this new property. The upper level apartment is two levels with 4 bedrooms and 1.5 bath perfect for the owner occupier The lower level is a 1 bedroom and is currently rented. Upper level has a living room and family room. Cheaper than rent . Upgrades made toheating and roofing systems. Make an appointment today.

11. 2022-07-06
    historical
12. 2022-04-18
    historical Contingent
13. 2022-04-05
    status Active
14. 2022-03-10
    status Pending
15. 2022-03-03
    listed $139,900 Active
16. 1994-12-07
    soldstatus $55,000
17. 1993-08-04
    soldstatus $40,000

ⓘ 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: $2,962 · $247/mo
• Projected year-2 tax: $2,962 · $247/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 8/10 Severe FEMA zone X · 99% 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: $52,872
• − Mortgage interest: −$5,602
• − Property taxes: −$2,962
• − Insurance: −$1,166
• − Repairs & maintenance: −$4,230
• − Management: −$4,230
• − Depreciation: −$2,909
• Taxable income: $31,774
• Est. tax owed @ 24.0%: −$7,626
• After-tax cash flow: $23,722/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

+150.0% since first listed

17 events — show timeline

• 2026-04-28 Pending — Global MLS
• 2026-04-19 Listed $100,000 Global MLS
• 2022-11-23 Sold (Public Records) $138,860 Public Records
• 2022-09-19 Pending — Global MLS
• 2022-09-01 Price Changed $131,000 Global MLS
• 2022-08-16 Relisted — Global MLS
• 2022-08-10 Pending — Global MLS
• 2022-08-02 Relisted — Global MLS
• 2022-07-20 Pending — Global MLS
• 2022-07-08 Listed $139,900 Global MLS
• 2022-07-06 Listing Removed — Global MLS
• 2022-04-18 Contingent — Global MLS
• 2022-04-05 Relisted — Global MLS
• 2022-03-10 Pending — Global MLS
• 2022-03-03 Listed $139,900 Global MLS
• 1994-12-07 Sold (Public Records) $55,000 Public Records
• 1993-08-04 Sold (Public Records) $40,000 Public Records

Property tax history

+14.9%/yr

Latest (2025): $2,962 · -45.3% YoY. Source: county tax records.