50 Oneida St · Cohoes, NY 12047

$390,000

6 bd · 3.0 ba · 4,708 sqft · MultiFamily public records · 56 Days on market

Built 1953 2,613 sqft lot $83/sqft · 41% below area Est $333k · 17% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Handyman Special - 5-Unit Investment Opportunity in Central Cohoes Rare opportunity to restore and add value to a 5-unit property in a convenient central Cohoes location. The building features a strong unit mix with two 2-bedroom/1-bath units and three 1-bedroom/1-bath units. Two of the upper-floor units are currently in need of a full gut renovation, offering significant upside for investors or contractors looking to create value through improvements. Once stabilized, the property has the potential to generate approximately $7,800 per month in gross rental income. Located just 4 minutes walking distance to the nearest bus stop and downtown Cohoes, tenants will enjoy easy access to local shops, restaurants, and services. Excellent opportunity for a value-add investor to renovate, stabilize, and build long-term cash flow in a growing rental market.

Key facts

• Gut renovation
• 5 unit property
• 2,613 sq ft lot

Tags

• 5 UNIT PROPERTY
• CENTRAL COHOES LOCATION
• GUT RENOVATION
• GENERATE RENTAL INCOME
• WALKING DISTANCE TO BUS STOP
• ACCESS TO LOCAL SHOPS

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 3×1bd/1ba units multifamily listed at $390k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive. Per door: $596/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $390k).
• Recommended offer: $378k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 4.7% in Cohoes — 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 83/100 on livability (#61 in NY, #895 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: employment C-.
• Cohoes City School District (suburban): math 38% / reading 48% proficiency, ranked #487 of 590 in NY (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.6%/yr); 114 active listings in the ZIP; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• At $7,223/mo this rent would consume 131% of the median local household income ($66k/yr) (locally 1395% 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Albany County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $109k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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.
• Current owner paid $217k; list at $390k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $378,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.85% ✓
• Cap rate: 15.46%
• Cash-on-cash: 32.75%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (median comp): $333,243
• List price: $390,000
• Delta: 17.03%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Remsen St	0.12mi	5/4.0 (-1)	4,532 (-4%)	4mo	$600,000	$132	76
10 Mangam St	0.50mi	5/5.0 (-1)	4,020 (-15%)	10mo	$370,000	$92	31

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 · 7.6% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 2.48×
• Total profit: $161,748
• Equity at exit: $58,150

10-year hold

• IRR: 42.5%
• Equity multiple: 5.98×
• Total profit: $543,681
• Equity at exit: $33,720

Cash invested: $109,200 (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 12047

• Home prices YoY: -10.7%
• Rents YoY: 7.6%
• Active inventory: 114
• Price-to-rent: 21.2×

Monthly cashflow live

• Estimated rent: $7,223 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$518 /mo · $6,214/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,517
• Net cashflow: $2,981

Break-even live

Break-even rent $3,450

Max offer price $390,000

Occupancy floor 54%

Sensitivity live

Price	-10% $3,201	-5% $3,091	+0% $2,981	+5% $2,870	+10% $2,760
Rent	-10% $2,410	-5% $2,695	+0% $2,981	+5% $3,266	+10% $3,551
Rate	-1.0pp $3,177	-0.5pp $3,080	base $2,981	+0.5pp $2,880	+1.0pp $2,777

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,058
▸ 3× units	1	1	$4,164
Total (5 units)			$7,223

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-05-07
   status Pending 868-char remark

   Show marketing remark (868 chars)

   Handyman Special - 5-Unit Investment Opportunity in Central Cohoes Rare opportunity to restore and add value to a 5-unit property in a convenient central Cohoes location. The building features a strong unit mix with two 2-bedroom/1-bath units and three 1-bedroom/1-bath units. Two of the upper-floor units are currently in need of a full gut renovation, offering significant upside for investors or contractors looking to create value through improvements. Once stabilized, the property has the potential to generate approximately $7,800 per month in gross rental income. Located just 4 minutes walking distance to the nearest bus stop and downtown Cohoes, tenants will enjoy easy access to local shops, restaurants, and services. Excellent opportunity for a value-add investor to renovate, stabilize, and build long-term cash flow in a growing rental market.

2. 2026-03-11
   listed $390,000 Active 868-char remark

   Show marketing remark (868 chars)

   Handyman Special - 5-Unit Investment Opportunity in Central Cohoes Rare opportunity to restore and add value to a 5-unit property in a convenient central Cohoes location. The building features a strong unit mix with two 2-bedroom/1-bath units and three 1-bedroom/1-bath units. Two of the upper-floor units are currently in need of a full gut renovation, offering significant upside for investors or contractors looking to create value through improvements. Once stabilized, the property has the potential to generate approximately $7,800 per month in gross rental income. Located just 4 minutes walking distance to the nearest bus stop and downtown Cohoes, tenants will enjoy easy access to local shops, restaurants, and services. Excellent opportunity for a value-add investor to renovate, stabilize, and build long-term cash flow in a growing rental market.

3. 2018-06-05
   soldstatus $217,000
4. 2018-05-23
   soldstatus $210,000 Closed (Final Sale) 127-char remark

   Show marketing remark (127 chars)

   Motivated Seller! Newly remodeled 5 unit, FULLY RENTED! Positive cash flow, excellent investment property! Very Good Condition

5. 2018-01-04
   status Pend (Under Cntr) 127-char remark

   Show marketing remark (127 chars)

   Motivated Seller! Newly remodeled 5 unit, FULLY RENTED! Positive cash flow, excellent investment property! Very Good Condition

6. 2018-01-04
   status Back On Market 127-char remark

   Show marketing remark (127 chars)

   Motivated Seller! Newly remodeled 5 unit, FULLY RENTED! Positive cash flow, excellent investment property! Very Good Condition

7. 2017-12-08
   historical 127-char remark

   Show marketing remark (127 chars)

   Motivated Seller! Newly remodeled 5 unit, FULLY RENTED! Positive cash flow, excellent investment property! Very Good Condition

8. 2017-10-27
   status Active 127-char remark

   Show marketing remark (127 chars)

   Motivated Seller! Newly remodeled 5 unit, FULLY RENTED! Positive cash flow, excellent investment property! Very Good Condition

9. 2017-10-26
   status Pend (Under Cntr) 127-char remark

   Show marketing remark (127 chars)

   Motivated Seller! Newly remodeled 5 unit, FULLY RENTED! Positive cash flow, excellent investment property! Very Good Condition

10. 2017-09-26
    price $229,900 127-char remark

    Show marketing remark (127 chars)

    Motivated Seller! Newly remodeled 5 unit, FULLY RENTED! Positive cash flow, excellent investment property! Very Good Condition

11. 2017-09-25
    status Price Change 127-char remark

    Show marketing remark (127 chars)

    Motivated Seller! Newly remodeled 5 unit, FULLY RENTED! Positive cash flow, excellent investment property! Very Good Condition

12. 2017-08-17
    status Pend (Under Cntr) 127-char remark

    Show marketing remark (127 chars)

    Motivated Seller! Newly remodeled 5 unit, FULLY RENTED! Positive cash flow, excellent investment property! Very Good Condition

13. 2017-07-18
    price $199,900 127-char remark

    Show marketing remark (127 chars)

    Motivated Seller! Newly remodeled 5 unit, FULLY RENTED! Positive cash flow, excellent investment property! Very Good Condition

14. 2017-06-22
    price $249,900 127-char remark

    Show marketing remark (127 chars)

    Motivated Seller! Newly remodeled 5 unit, FULLY RENTED! Positive cash flow, excellent investment property! Very Good Condition

15. 2017-06-07
    listed $299,000 New 127-char remark

    Show marketing remark (127 chars)

    Motivated Seller! Newly remodeled 5 unit, FULLY RENTED! Positive cash flow, excellent investment property! Very Good Condition

16. 2015-10-13
    soldstatus $240,000
17. 2009-03-30
    soldstatus $145,000
18. 2009-03-27
    soldstatus $145,000
19. 2009-01-28
    historical
20. 2008-11-08
    listed $179,000
21. 2000-05-31
    soldstatus $65,000
22. 2000-05-31
    soldstatus $76,500

ⓘ 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: $6,214 · $518/mo
• Projected year-2 tax: $6,403 · $534/mo
• Expected delta: +$188/yr (+$16/mo · 3.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°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: $86,676
• − Mortgage interest: −$21,846
• − Property taxes: −$6,214
• − Insurance: −$1,950
• − Repairs & maintenance: −$6,934
• − Management: −$6,934
• − Depreciation: −$11,345
• Taxable income: $31,452
• Est. tax owed @ 24.0%: −$7,548
• After-tax cash flow: $28,219/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: Cohoes City School District
• NCES district ID: 3607980
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 48% ▲ 3.00%
• Median HH income: $45,104
• Composite: 36.48/100
• National rank: #4655
• State rank: #487 of 590 in NY

Livability — Cohoes

• Score: 83/100
• State rank: #61
• US rank: #895

Category grades

Amenities A+ Commute A+ Cost of living B Crime A- Employment C- Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cohoes, NY
• County: Albany County · 196,626 people
• City population: 23,532
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 23,532
• Household income: $66,071
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 1395.0

Population outlook (Albany County) Hauer SSP2

• Today (2025): 320,794 people
• By 2030: 327,401 · +2.1%
• By 2040: 338,218 · +5.4%
• By 2050: 348,467 · +8.6%
• By 2075: 381,693 · +19.0%
• By 2100: 393,809 · +22.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 11% Black 9% Hispanic / Latino 7% Asian 5%
• Hispanic origin (detail): Puerto Rican 3% Dominican 2%
• Common ancestry: Lithuanian 8% Romanian 6% Iranian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · Spanish 3% Other Indo-European 3% Chinese 2%

Political lean MEDSL · Albany

• 2024 margin: Strong D (+25.8) · D 62.9% · R 37.1%
• 2008→2024 swing: -3.6pp toward R · 2008: 29.4pp · 2024: 25.8pp
• All cycles: 2024: D+25.8 2020: D+31.4 2016: D+24.3 2012: D+31.0 2008: D+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.15%
• Current HPI: 317.4057
• Rent YoY: ▲ 7.60%
• 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

+500.0% since first listed

22 events — show timeline

• 2026-05-07 Pending — Global MLS
• 2026-03-11 Listed $390,000 Global MLS
• 2018-06-05 Sold (Public Records) $217,000 Public Records
• 2018-05-23 Sold (MLS) $210,000 Global MLS
• 2018-01-04 Pending — Global MLS
• 2018-01-04 Relisted — Global MLS
• 2017-12-08 Listing Removed — Global MLS
• 2017-10-27 Relisted — Global MLS
• 2017-10-26 Pending — Global MLS
• 2017-09-26 Price Changed $229,900 Global MLS
• 2017-09-25 Relisted — Global MLS
• 2017-08-17 Pending — Global MLS
• 2017-07-18 Price Changed $199,900 Global MLS
• 2017-06-22 Price Changed $249,900 Global MLS
• 2017-06-07 Listed $299,000 Global MLS
• 2015-10-13 Sold (Public Records) $240,000 Public Records
• 2009-03-30 Sold (Public Records) $145,000 Public Records
• 2009-03-27 Sold (MLS) $145,000 Global MLS
• 2009-01-28 Listing Removed — Global MLS
• 2008-11-08 Listed $179,000 Global MLS
• 2000-05-31 Sold (Public Records) $76,500 Public Records
• 2000-05-31 Sold (Public Records) $65,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $6,214 · -21.2% YoY. Source: county tax records.