1 Dudley Ave · Cohoes, NY 12047

$275,000

6 bd · 2.0 ba · 2,088 sqft · MultiFamily public records · 12 Days on market

Built 1905 6,098 sqft lot Est $263k · at est.

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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 +26.5/30.0
• DSCR +9.0/10.0
• 1% rule +7.3/10.0
• ARV discount +5.5/15.0
• 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: 2 units. confirmed

Listing remarks MLS

NO SHOWINGS UNTIL 6/11/99 OUTSTANDING 2 FAMILY-OWNER OCCUPIED-NEWLY RENOVATED, 2 LG SCREENED PORCHES OVERLOOK DEEP PRIVATE YD, GAS HEAT, SEPARATE UTILITIES, NEWER WINDOWS, WALK UP ATTIC, DEAD END STREET, 2 CAR GARAGE -- Excellent Condition

Key facts

• 2 family home
• Easy commute
• Back porch

Tags

• 2 FAMILY HOME
• DETACHED GARAGE
• BACK PORCH
• EASY COMMUTE

Property features AI

Finance

• Financial info: Two-unit property (duplex)

Exterior

• Parking: Detached garage (2 car garage spaces); Driveway parking; total parking for 5 vehicles
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; 150 amp electric service with fuses
• Home design: Duplex; Two-story configuration
• Construction: Aluminum siding; Asphalt roof; Full unfinished basement
• Exterior features: Rear porch; Level, landscaped lot

Interior

• Kitchen: Each unit includes a full kitchen
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms) — Unit 1 bedrooms on 1st floor, Unit 2 bedrooms on 2nd floor
• Flooring: Wood; Carpet; Linoleum
• Bathrooms: Two full bathrooms total — one full bath on 1st floor and one full bath on 2nd floor
• Heating & cooling: Forced air heating; Hot water heating; Natural gas
• Interior features: Wall paneling; Ceiling paddle fan; High-speed internet
• Laundry & utility: Common area laundry in basement; Basement laundry access

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $724 ($9k/yr) — positive. Per door: $362/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Cap rate 9.5% 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.
• Zoned schools: Harmony Hill School (math 37% / reading 42%, grade F, #1,444 of 2,108 statewide, top 71%, 379 students, 63% FRL); Cohoes Middle School (math 19% / reading 49%, grade F, #497 of 729 statewide, top 69%, 441 students, 68% FRL); Cohoes High School (math 72% / reading 74%, grade B+, #665 of 1,100 statewide, top 61%, 554 students, 63% FRL).
• Market conditions: Rents rising fast (+7.6%/yr); 115 active listings in the ZIP; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• At $3,379/mo this rent would consume 61% 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 $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.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $77k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 27y 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 $96k; list at $275k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $275,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.23% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.29%
• DSCR: 1.50
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $263,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Reservoir St	0.26mi	6/2.5	2,116 (+1%)	2mo	$247,500	$117	82
89 Egbert St	0.29mi	6/2.0	2,124 (+2%)	11mo	$156,500	$74	75
199 Vliet Blvd	0.23mi	6/2.0	1,892 (-9%)	2mo	$238,000	$126	72
27 Division St	0.15mi	6/2.0	2,134 (+2%)	22mo	$205,000	$96	71
23 Sargent St	0.50mi	6/3.0	2,100 (+1%)	5mo	$290,000	$138	68
44 Clifton St	0.69mi	6/2.0	2,200 (+5%)	8mo	$275,000	$125	52
11 Broadway	0.34mi	5/2.0 (-1)	1,928 (-8%)	17mo	$155,000	$80	52
48 Watervliet Ave	0.27mi	5/2.5 (-1)	2,344 (+12%)	10mo	$143,000	$61	51
46 White St	0.63mi	5/2.0 (-1)	1,900 (-9%)	10mo	$250,000	$132	43
114 Simmons Ave	0.49mi	5/2.0 (-1)	1,800 (-14%)	10mo	$250,000	$139	40
52 Grace St	0.73mi	6/2.0	1,804 (-14%)	9mo	$235,000	$130	36
100 Edward St	0.41mi	5/2.0 (-1)	2,400 (+15%)	19mo	$365,000	$152	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: 5.7%
• Equity multiple: 1.23×
• Total profit: $18,016
• Equity at exit: $41,003

10-year hold

• IRR: 19.0%
• Equity multiple: 2.94×
• Total profit: $149,267
• Equity at exit: $23,777

Cash invested: $77,000 (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 12047

• Home prices YoY: -10.7%
• Rents YoY: 7.6%
• Active inventory: 115
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $3,379 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$388 /mo · $4,660/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $724

Break-even live

Break-even rent $2,462

Max offer price $275,000

Occupancy floor 74%

Sensitivity live

Price	-10% $880	-5% $802	+0% $724	+5% $647	+10% $569
Rent	-10% $457	-5% $591	+0% $724	+5% $858	+10% $991
Rate	-1.0pp $863	-0.5pp $794	base $724	+0.5pp $653	+1.0pp $581

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,380
Total (2 units)			$3,379

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   statusdays on market $275,000 Pending 12 DOM
2. 2026-06-10
   days on market $275,000 Active 11 DOM
3. 2026-06-09
   days on market $275,000 Active 10 DOM
4. 2026-06-08
   days on market $275,000 Active 9 DOM
5. 2026-06-07
   statusdays on market $275,000 Active 8 DOM
6. 2026-04-29
   status Pending
7. 2026-04-23
   listed $275,000 Active
8. 1999-11-27
   soldstatus $96,000 239-char remark

   Show marketing remark (239 chars)

   NO SHOWINGS UNTIL 6/11/99 OUTSTANDING 2 FAMILY-OWNER OCCUPIED-NEWLY RENOVATED, 2 LG SCREENED PORCHES OVERLOOK DEEP PRIVATE YD, GAS HEAT, SEPARATE UTILITIES, NEWER WINDOWS, WALK UP ATTIC, DEAD END STREET, 2 CAR GARAGE -- Excellent Condition

9. 1999-11-19
   soldstatus $96,000
10. 1999-10-05
    historical 239-char remark

    Show marketing remark (239 chars)

    NO SHOWINGS UNTIL 6/11/99 OUTSTANDING 2 FAMILY-OWNER OCCUPIED-NEWLY RENOVATED, 2 LG SCREENED PORCHES OVERLOOK DEEP PRIVATE YD, GAS HEAT, SEPARATE UTILITIES, NEWER WINDOWS, WALK UP ATTIC, DEAD END STREET, 2 CAR GARAGE -- Excellent Condition

11. 1999-06-04
    listed $99,900 239-char remark

    Show marketing remark (239 chars)

    NO SHOWINGS UNTIL 6/11/99 OUTSTANDING 2 FAMILY-OWNER OCCUPIED-NEWLY RENOVATED, 2 LG SCREENED PORCHES OVERLOOK DEEP PRIVATE YD, GAS HEAT, SEPARATE UTILITIES, NEWER WINDOWS, WALK UP ATTIC, DEAD END STREET, 2 CAR GARAGE -- 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: $4,660 · $388/mo
• Projected year-2 tax: $4,660 · $388/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $40,548
• − Mortgage interest: −$15,404
• − Property taxes: −$4,660
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,244
• − Management: −$3,244
• − Depreciation: −$8,000
• Taxable income: $4,621
• Est. tax owed @ 24.0%: −$1,109
• After-tax cash flow: $7,583/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

+175.3% since first listed

6 events — show timeline

• 2026-04-29 Pending — Global MLS
• 2026-04-23 Listed $275,000 Global MLS
• 1999-11-27 Sold (MLS) $96,000 Global MLS
• 1999-11-19 Sold (Public Records) $96,000 Public Records
• 1999-10-05 Listing Removed — Global MLS
• 1999-06-04 Listed $99,900 Global MLS

Property tax history

+6.2%/yr

Latest (2025): $4,660 · -16.0% YoY. Source: county tax records.