83 13th St · Troy, NY 12180

$79,000

4 bd · 1.0 ba · 828 sqft · SingleFamily public records · 7 Days on market

Built 1890 1,742 sqft lot ↓ 37% since listing

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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 +7.5/15.0
• 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

Listing remarks

HIGHEST & BEST DUE 4/29 at 5PM Located right across the street from RPI, this investment property offers significant potential. The home features two bedrooms, one bathroom, and a nicely sized yard. This property is being listed as individual but also packaged with 1509 15th St & 62 College Ave. MLS #202615778 Being sold AS IS.

Key facts

• 1,742 sq ft lot
• Built 1890
• Listed 7 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence
• Construction: Wood siding construction
• Exterior features: Asphalt roof; Wood siding

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms on the second floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced-air heating; Natural gas
• Interior features: 6 total rooms; Exterior entry basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $974 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Cap rate 21.1% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 32% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1890 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.56% ✓
• Cap rate: 21.09%
• Cash-on-cash: 52.85%
• DSCR: 3.35
• GRM: 3.3

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: 53.1%
• Equity multiple: 3.41×
• Total profit: $53,216
• Equity at exit: $11,779

10-year hold

• IRR: 59.1%
• Equity multiple: 7.47×
• Total profit: $143,162
• Equity at exit: $6,830

Cash invested: $22,120 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,022 high
• Mortgage (P&I): −$414
• Tax from tax record: −$176 /mo · $2,111/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $974

Break-even live

Break-even rent $789

Max offer price $79,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,019	-5% $997	+0% $974	+5% $952	+10% $929
Rent	-10% $814	-5% $894	+0% $974	+5% $1,054	+10% $1,134
Rate	-1.0pp $1,014	-0.5pp $994	base $974	+0.5pp $954	+1.0pp $933

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Farm St Troy, NY	4.0	2.0	1100	$695	$0.63	14d	1	0.05mi
1520 6th Ave Troy, NY	2.0–4.0	2.0–4.0	1209	$1,349	$1.12	24d	8	0.36mi
124 Ferry St Troy, NY	1.0–3.0	1.0–2.0	814	$2,799	$3.44	14d	10	0.39mi
104 4th St Unit 2 Troy, NY	3.0	1.0	950	$1,800	$1.89	14d	1	0.50mi
151 4th St Troy, NY	4.0	1.0	1000	$1,400	$1.40	24d	1	0.51mi
2209 15th St Troy, NY	3.0	1.0	950	$2,595	$2.73	24d	1	0.56mi
189 Hill St Troy, NY	3.0	1.0	995	$1,900	$1.91	24d	1	0.60mi
17 State St Troy, NY	4.0	1.0–1.5	1810	$3,635	$2.01	14d	7	0.65mi
114 Ida St Unit 1 Troy, NY	3.0	1.0	1100	$1,395	$1.27	24d	1	0.68mi
77 Adams St Apt 17 Troy, NY	3.0	1.0	857	$1,811	$2.11	24d	1	0.70mi
77 Adams St Unit 8 Troy, NY	3.0	1.0	872	$1,509	$1.73	24d	1	0.70mi
132 1st St Unit 2 Troy, NY	3.0	1.0	860	$2,100	$2.44	19d	1	0.71mi
306 3rd St Troy, NY	3.0	1.0	1100	$1,700	$1.55	24d	1	0.77mi
356 3rd St Unit 2 Troy, NY	3.0	1.0	1000	$1,950	$1.95	14d	1	0.89mi
209 13th St Watervliet, NY	4.0	1.0	1100	$1,700	$1.55	44d	1	1.24mi
51 Tyler St #2 Troy, NY	4.0	1.0	900	$1,790	$1.99	14d	1	1.33mi
809 Broadway #2 Watervliet, NY	3.0	1.0	1100	$1,625	$1.48	44d	1	1.46mi

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   listed $79,000 Active
3. 2004-01-05
   soldstatus $125,000

ⓘ 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: $2,111 · $176/mo
• Projected year-2 tax: $2,111 · $176/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 1/10 Low
• 🌡 Heat 4/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,263
• − Mortgage interest: −$4,425
• − Property taxes: −$2,111
• − Insurance: −$395
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$2,298
• Taxable income: $11,151
• Est. tax owed @ 24.0%: −$2,676
• After-tax cash flow: $9,013/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

-36.8% since first listed

3 events — show timeline

• 2026-05-01 Pending — Global MLS
• 2026-04-24 Listed $79,000 Global MLS
• 2004-01-05 Sold (Public Records) $125,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $2,111 · -27.1% YoY. Source: county tax records.