30 N Reservoir St · Cohoes, NY 12047

$219,900

2 bd · 2.0 ba · 1,496 sqft · MultiFamily public records · 20 Days on market

Built 1920 8,712 sqft lot $147/sqft · 38% below area Est $356k · 38% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• 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

Fantastic view of the falls from 2nd floor. Ready to move into units. Nice sized eat in kitchens. 1st floor oak kitchen with stainless look appliances. 1st floor enclosed porch, nice sized yard -- Very Good Condition

Key facts

• 8,712 sq ft lot
• 3 parking spots
• Built 1920

Property features AI

Finance

• Financial info: Owner covers trash collection, sewer and heat; Tenants pay hot water

Exterior

• Parking: Off-street parking for 3 vehicles
• Utilities: Public water; Public sewer
• Home design: Duplex; Living area approximately 1,496
• Construction: Clapboard siding
• Exterior features: Front porch; Flat rubber roof

Interior

• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total); One full bath on the 1st level and one full bath on the 2nd level
• Heating & cooling: Hot water heating; Radiant heating
• Interior features: Ceiling paddle fan; Full walk-out basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 19 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).
• At $3,174/mo this rent would consume 58% 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 $2k of loan paydown is wiped out by about $7k 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 $62k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $220k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $216,601 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.44% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.82%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (median comp): $355,630
• List price: $219,900
• Delta: -38.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.6% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.67×
• Total profit: $41,303
• Equity at exit: $32,788

10-year hold

• IRR: 27.6%
• Equity multiple: 4.00×
• Total profit: $184,785
• Equity at exit: $19,013

Cash invested: $61,572 (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: 11.5×

Monthly cashflow live

• Estimated rent: $3,174 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$297 /mo · $3,564/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $966

Break-even live

Break-even rent $1,952

Max offer price $219,900

Occupancy floor 65%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,174
Total (2 units)			$3,174

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Cindy Way Cohoes, NY	3.0	1.5	1420	$2,300	$1.62	44d	1	0.25mi
100 N Mohawk St Cohoes, NY	1.0–3.0	1.0–3.0	1769	$2,842	$1.61	14d	18	0.39mi
28 Leversee Ave Cohoes, NY	2.0	1.0	1000	$1,700	$1.70	44d	1	0.65mi
45 Johnston Ave Cohoes, NY	2.0	2.0	1262	$2,300	$1.82	14d	3	0.72mi
50 Mann Ave Unit 2 Cohoes, NY	2.0	1.0	1300	$1,800	$1.38	23d	1	0.92mi
29 Walnut St Unit / 2nd Floor Cohoes, NY	3.0	1.0	1200	$1,700	$1.42	44d	1	0.93mi
300 Ontario St Cohoes, NY	3.0	1.0	1100	$1,600	$1.45	14d	1	0.97mi
134 Remsen St Cohoes, NY	1.0	1.0	910	$1,550	$1.70	14d	1	1.04mi
12 White St Cohoes, NY	3.0	2.0	1790	$2,895	$1.62	19d	1	1.11mi
121 Columbia Gdns Cohoes, NY	1.0–3.0	1.0–2.0	863	$1,794	$2.08	14d	7	1.14mi
53 Main St Unit 3 Cohoes, NY	3.0	1.0	1200	$1,345	$1.12	23d	1	1.14mi
124 Columbia St Fl 2 Cohoes, NY	2.0	1.0	1200	$1,400	$1.17	14d	1	1.15mi
192 Saratoga St Cohoes, NY	1.0–3.0	1.0–3.0	1157	$1,998	$1.73	14d	4	1.21mi
129 Main St Cohoes, NY	2.0	1.0	1104	$1,350	$1.22	44d	1	1.32mi
159 Main St #2 Cohoes, NY	3.0	1.0	950	$1,295	$1.36	14d	1	1.39mi
1133 Loudon Rd Cohoes, NY	2.0	2.0	1300	$2,250	$1.73	14d	1	1.39mi
53 Park Ave Cohoes, NY	3.0	1.0	1875	$1,600	$0.85	14d	1	1.48mi
196 Main St Cohoes, NY	2.0	1.0	1200	$1,375	$1.15	23d	1	1.49mi
193 Congress St Unit 2 Cohoes, NY	2.0	2.0	968	$1,600	$1.65	14d	1	1.49mi

Listing history 14 events

1. 2026-06-10
   status $219,900 Pending 20 DOM
2. 2026-06-09
   days on market $219,900 Active 20 DOM
3. 2026-06-08
   days on market $219,900 Active 19 DOM
4. 2026-06-07
   pricestatusdays on market $219,900 Active 18 DOM
5. 2026-05-13
   status Pending 451-char remark
6. 2026-04-28
   listed $240,000 Active 451-char remark
7. 2015-11-24
   soldstatus $71,500
8. 2015-11-02
   soldstatus $71,500 Closed (Final Sale) 216-char remark

   Show marketing remark (216 chars)

   Fantastic view of the falls from 2nd floor. Ready to move into units. Nice sized eat in kitchens. 1st floor oak kitchen with stainless look appliances. 1st floor enclosed porch, nice sized yard -- Very Good Condition

9. 2015-10-02
   status Pend (Under Cntr) 216-char remark

   Show marketing remark (216 chars)

   Fantastic view of the falls from 2nd floor. Ready to move into units. Nice sized eat in kitchens. 1st floor oak kitchen with stainless look appliances. 1st floor enclosed porch, nice sized yard -- Very Good Condition

10. 2015-09-10
    listed $74,900 Active 216-char remark

    Show marketing remark (216 chars)

    Fantastic view of the falls from 2nd floor. Ready to move into units. Nice sized eat in kitchens. 1st floor oak kitchen with stainless look appliances. 1st floor enclosed porch, nice sized yard -- Very Good Condition

11. 2006-04-19
    soldstatus $127,900
12. 2006-04-14
    soldstatus $127,900

    Show marketing remark (165 chars)

    Great investment or owner occupied opportunity. Unit 2 just refinished and updated. Clean/dry basement. Fenced yard, Double lot. new Roof 2004. Very Good Condition

13. 2006-02-25
    historical

    Show marketing remark (165 chars)

    Great investment or owner occupied opportunity. Unit 2 just refinished and updated. Clean/dry basement. Fenced yard, Double lot. new Roof 2004. Very Good Condition

14. 2006-01-11
    listed $127,900

    Show marketing remark (165 chars)

    Great investment or owner occupied opportunity. Unit 2 just refinished and updated. Clean/dry basement. Fenced yard, Double lot. new Roof 2004. Very Good 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: $3,564 · $297/mo
• Projected year-2 tax: $3,640 · $303/mo
• Expected delta: +$76/yr (+$6/mo · 2.1%)

ⓘ 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 3/10 Moderate
• 🌡 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: $38,088
• − Mortgage interest: −$12,318
• − Property taxes: −$3,564
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,047
• − Management: −$3,047
• − Depreciation: −$6,397
• Taxable income: $8,616
• Est. tax owed @ 24.0%: −$2,068
• After-tax cash flow: $9,520/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

+71.9% since first listed

13 events — show timeline

• 2026-06-09 Pending — Global MLS
• 2026-06-04 Relisted — Global MLS
• 2026-06-04 Price Changed $219,900 Global MLS
• 2026-05-13 Pending — Global MLS
• 2026-04-28 Listed $240,000 Global MLS
• 2015-11-24 Sold (Public Records) $71,500 Public Records
• 2015-11-02 Sold (MLS) $71,500 Global MLS
• 2015-10-02 Pending — Global MLS
• 2015-09-10 Listed $74,900 Global MLS
• 2006-04-19 Sold (Public Records) $127,900 Public Records
• 2006-04-14 Sold (MLS) $127,900 Global MLS
• 2006-02-25 Listing Removed — Global MLS
• 2006-01-11 Listed $127,900 Global MLS

Property tax history

+7.5%/yr

Latest (2025): $3,564 · -25.3% YoY. Source: county tax records.