95 Bridge Ave · Cohoes, NY 12047

$269,900

4 bd · 2.0 ba · 1,760 sqft · MultiFamily public records · 15 Days on market

Built 1910 2,613 sqft lot Est $222k · 22% 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 +12.6/30.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

MANY UPGRADES. ENCLOSED PORCH ON REAR OF HOUSE. CONVENIENT TO SCHOOLS, CHURCHES, GROCERY STORE, PARK, POND. ACCESSIBLE TO MAJOR HIGHWAYS. APPROVAL LETTER REQUESTED BEFORE SHOWING -- Excellent Condition

Key facts

• 2,613 sq ft lot
• Built 1910
• Listed 15 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex; Total living area 1,760
• Construction: Brick construction
• Exterior features: Back yard fencing

Interior

• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Bathrooms: Two full bathrooms total — one full bath on the 1st level and one full bath on the 2nd level
• Heating & cooling: Electric forced-air heating
• Interior features: Basement finished area (below grade) of 500; Back yard fencing

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $-33 ($-393/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (15.2% below list).
• Recommended offer: $229k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• This rent runs 42% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $90k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $162k; list at $270k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $228,855 (15.2% 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.85% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $221,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 Hudson Ave	0.08mi	4/2.0	1,672 (-5%)	7mo	$230,000	$138	82
46 Continental Ave	0.48mi	4/2.0	1,832 (+4%)	12mo	$242,000	$132	61
411 Fifth Ave	0.70mi	4/3.0	1,751 (-0%)	4mo	$220,000	$126	59
443-445 3rd Ave	0.63mi	5/2.0 (+1)	1,792 (+2%)	10mo	$172,000	$96	54
4 Congress St	0.73mi	4/2.5	1,848 (+5%)	3mo	$160,000	$87	53
18 Newark St	0.50mi	4/2.0	1,552 (-12%)	6mo	$145,000	$93	52
89 Heartt Ave	0.52mi	3/2.0 (-1)	1,584 (-10%)	14mo	$240,000	$152	43
157 Congress St	0.58mi	5/2.0 (+1)	1,936 (+10%)	10mo	$205,000	$106	43
90 Central Ave	0.73mi	4/2.0	1,930 (+10%)	10mo	$175,000	$91	42
46 White St	0.71mi	5/2.0 (+1)	1,900 (+8%)	10mo	$250,000	$132	40
100 Lancaster St	0.63mi	5/2.0 (+1)	1,976 (+12%)	12mo	$235,000	$119	36
9-11 Congress St	0.74mi	5/2.0 (+1)	1,554 (-12%)	7mo	$200,000	$129	35

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: -12.2%
• Equity multiple: 0.54×
• Total profit: $-34,719
• Equity at exit: $40,243

10-year hold

• IRR: 2.6%
• Equity multiple: 1.23×
• Total profit: $17,180
• Equity at exit: $23,336

Cash invested: $75,572 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$313 /mo · $3,754/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-33

Break-even live

Break-even rent $2,330

Max offer price $264,113

Occupancy floor 96%

Sensitivity live

Price	-10% $120	-5% $44	+0% $-33	+5% $-109	+10% $-186
Rent	-10% $-214	-5% $-123	+0% $-33	+5% $58	+10% $148
Rate	-1.0pp $103	-0.5pp $36	base $-33	+0.5pp $-103	+1.0pp $-174

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
290 2nd Ave Troy, NY	3.0	1.0	1400	$1,600	$1.14	22d	1	0.49mi
192 Saratoga St Cohoes, NY	1.0–3.0	1.0–3.0	1157	$2,600	$2.25	15d	4	0.54mi
53 Park Ave Cohoes, NY	3.0	1.0	1875	$1,600	$0.85	15d	1	0.56mi
12 White St Cohoes, NY	3.0	2.0	1790	$2,895	$1.62	20d	1	0.65mi
157 6th Ave Unit 2 Troy, NY	3.0	1.0	1300	$1,350	$1.04	20d	1	0.82mi
131 6th Ave Troy, NY	4.0	1.0	1400	$2,325	$1.66	15d	1	0.86mi
750 2nd Ave Troy, NY	1.0–3.0	1.0–1.5	1185	$1,711	$1.44	15d	1	1.27mi
6 Hamilton Pl Unit 2 Cohoes, NY	3.0	1.0	2300	$1,999	$0.87	20d	1	1.30mi
100 N Mohawk St Cohoes, NY	1.0–3.0	1.0–3.0	1769	$3,840	$2.17	15d	18	1.33mi

Listing history 12 events

1. 2026-06-03
   days on market $269,900 Active 15 DOM
2. 2026-06-02
   days on market $269,900 Active 14 DOM
3. 2026-06-01
   days on market $269,900 Active 13 DOM
4. 2026-05-31
   days on market $269,900 Active 12 DOM
5. 2026-05-31
   days on market $269,900 Active 11 DOM
6. 2026-05-19
   price $269,900
7. 2026-05-19
   listed $359,900 Active
8. 2023-12-04
   soldstatus $162,000
9. 2004-03-10
   soldstatus $77,000
10. 2004-03-01
    soldstatus $77,000 201-char remark

    Show marketing remark (201 chars)

    MANY UPGRADES. ENCLOSED PORCH ON REAR OF HOUSE. CONVENIENT TO SCHOOLS, CHURCHES, GROCERY STORE, PARK, POND. ACCESSIBLE TO MAJOR HIGHWAYS. APPROVAL LETTER REQUESTED BEFORE SHOWING -- Excellent Condition

11. 2004-02-26
    historical 201-char remark

    Show marketing remark (201 chars)

    MANY UPGRADES. ENCLOSED PORCH ON REAR OF HOUSE. CONVENIENT TO SCHOOLS, CHURCHES, GROCERY STORE, PARK, POND. ACCESSIBLE TO MAJOR HIGHWAYS. APPROVAL LETTER REQUESTED BEFORE SHOWING -- Excellent Condition

12. 2003-05-14
    listed $79,900 201-char remark

    Show marketing remark (201 chars)

    MANY UPGRADES. ENCLOSED PORCH ON REAR OF HOUSE. CONVENIENT TO SCHOOLS, CHURCHES, GROCERY STORE, PARK, POND. ACCESSIBLE TO MAJOR HIGHWAYS. APPROVAL LETTER REQUESTED BEFORE SHOWING -- Excellent Condition

ⓘ 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: $3,754 · $313/mo
• Projected year-2 tax: $4,158 · $346/mo
• Expected delta: +$403/yr (+$34/mo · 10.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°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: $27,463
• − Mortgage interest: −$15,119
• − Property taxes: −$3,754
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − Depreciation: −$7,852
• Taxable loss: −$5,006
• Est. tax savings @ 24.0%: +$1,201
• After-tax cash flow: $808/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

+237.8% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $269,900 Global MLS
• 2026-05-19 Listed $359,900 Global MLS
• 2023-12-04 Sold (Public Records) $162,000 Public Records
• 2004-03-10 Sold (Public Records) $77,000 Public Records
• 2004-03-01 Sold (MLS) $77,000 Global MLS
• 2004-02-26 Listing Removed — Global MLS
• 2003-05-14 Listed $79,900 Global MLS

Property tax history

+6.8%/yr

Latest (2025): $3,754 · -27.9% YoY. Source: county tax records.