109 Fonda Rd · Cohoes, NY 12047

$179,900

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 13 Days on market

Built 1964 0.34 ac lot Est $293k · 39% 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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.8/10.0
• Schools +6.4/10.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WAIT TIL YOU SEE THIS WELL MAINTATINED RANCH. SUPER LOCATION, CLOSE TO EVERYTHING. PRETTY BACKYARD, GREAT FOR THE KIDS. LOTS OF UPDATES IN THE MECHANICALS. CALL DENISE 395-0013 FOR SHOWINGS. Excellent Condition

Key facts

• 0.34 acre lot
• Garage
• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.3% 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-.
• North Colonie CSD (suburban): math 70% / reading 76% proficiency, ranked #102 of 590 in NY (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Boght Hills School (math 77% / reading 77%, grade A, #244 of 2,108 statewide, top 13%, 548 students, 18% FRL); Shaker High School (math 98% / reading 93%, grade A+, #76 of 1,100 statewide, top 7%, 2,018 students, 25% FRL).
• Zoned-school proficiency averages 86% at this address vs 73% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the North Colonie CSD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.6%/yr); 114 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• This rent runs 39% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 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 $180k implies a 88% gain — meaningful room to come down on a strong offer.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1964 — 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 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: 1.18% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $292,824
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Fonda Rd	0.00mi	3/1.0	1,176 (0%)	1mo	$212,000	$180	99
138 Springhollow Dr	0.41mi	3/2.0	1,165 (-1%)	1mo	$290,000	$249	74
4 Deerfield Dr	0.46mi	3/1.0	1,278 (+9%)	1mo	$325,000	$254	64
24 Rose Ct	0.75mi	2/1.0 (-1)	1,304 (+11%)	6mo	$275,500	$211	37
46 Mcdonald Dr	0.52mi	3/1.0	1,008 (-14%)	19mo	$285,000	$283	36

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $730
• Equity at exit: $26,824

10-year hold

• IRR: 14.5%
• Equity multiple: 2.44×
• Total profit: $72,586
• Equity at exit: $15,554

Cash invested: $50,372 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,123 high
• Mortgage (P&I): −$943
• Tax from tax record: −$353 /mo · $4,236/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $306

Break-even live

Break-even rent $1,736

Max offer price $179,900

Occupancy floor 81%

Sensitivity live

Price	-10% $408	-5% $357	+0% $306	+5% $255	+10% $204
Rent	-10% $138	-5% $222	+0% $306	+5% $390	+10% $474
Rate	-1.0pp $397	-0.5pp $352	base $306	+0.5pp $259	+1.0pp $212

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Cindy Way Cohoes, NY	3.0	1.5	1420	$2,300	$1.62	45d	1	0.87mi
100 N Mohawk St Cohoes, NY	1.0–3.0	1.0–3.0	1769	$3,840	$2.17	15d	18	1.08mi
1133 Loudon Rd Cohoes, NY	2.0	2.0	1300	$2,250	$1.73	15d	1	1.11mi
1 Hamilton St #2 Cohoes, NY	4.0	1.0	900	$1,295	$1.44	45d	1	1.19mi
1 Hamilton St Unit 1 Cohoes, NY	2.0	1.0	800	$1,095	$1.37	24d	1	1.19mi
28 Leversee Ave Cohoes, NY	2.0	1.0	1000	$1,700	$1.70	45d	1	1.19mi
12-16 Mangam St Unit 12B Cohoes, NY	2.0	1.0	850	$1,225	$1.44	45d	1	1.28mi
1 Sound Pl Cohoes, NY	1.0–3.0	1.0–2.5	1787	$2,894	$1.62	15d	17	1.33mi
45 Johnston Ave Cohoes, NY	2.0	2.0	1262	$2,300	$1.82	15d	3	1.39mi
607 Boght Rd Cohoes, NY	3.0	1.0	1203	$2,195	$1.82	22d	1	1.47mi

Listing history 6 events

1. 2026-04-17
   status Pending
2. 2026-04-04
   listed $179,900 Active
3. 2000-04-11
   soldstatus $95,500
4. 2000-04-10
   soldstatus $95,500 210-char remark

   Show marketing remark (210 chars)

   WAIT TIL YOU SEE THIS WELL MAINTATINED RANCH. SUPER LOCATION, CLOSE TO EVERYTHING. PRETTY BACKYARD, GREAT FOR THE KIDS. LOTS OF UPDATES IN THE MECHANICALS. CALL DENISE 395-0013 FOR SHOWINGS. Excellent Condition

5. 2000-03-08
   historical 210-char remark

   Show marketing remark (210 chars)

   WAIT TIL YOU SEE THIS WELL MAINTATINED RANCH. SUPER LOCATION, CLOSE TO EVERYTHING. PRETTY BACKYARD, GREAT FOR THE KIDS. LOTS OF UPDATES IN THE MECHANICALS. CALL DENISE 395-0013 FOR SHOWINGS. Excellent Condition

6. 1999-09-26
   listed $99,500 210-char remark

   Show marketing remark (210 chars)

   WAIT TIL YOU SEE THIS WELL MAINTATINED RANCH. SUPER LOCATION, CLOSE TO EVERYTHING. PRETTY BACKYARD, GREAT FOR THE KIDS. LOTS OF UPDATES IN THE MECHANICALS. CALL DENISE 395-0013 FOR SHOWINGS. 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: $4,236 · $353/mo
• Projected year-2 tax: $4,236 · $353/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 2/10 Low
• 🌡 Heat 3/10 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: $25,479
• − Mortgage interest: −$10,077
• − Property taxes: −$4,236
• − Insurance: −$900
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$5,233
• Taxable income: $956
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $3,442/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: North Colonie CSD
• NCES district ID: 3621000
• Math proficiency: 70% ▼ -5.00%
• Reading proficiency: 76% ▲ 8.00%
• Median HH income: $74,762
• Composite: 64.2/100
• National rank: #565
• State rank: #102 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

• 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

+80.8% since first listed

6 events — show timeline

• 2026-04-17 Pending — Global MLS
• 2026-04-04 Listed $179,900 Global MLS
• 2000-04-11 Sold (Public Records) $95,500 Public Records
• 2000-04-10 Sold (MLS) $95,500 Global MLS
• 2000-03-08 Listing Removed — Global MLS
• 1999-09-26 Listed $99,500 Global MLS

Property tax history

-0.2%/yr

Latest (2025): $4,236 · -3.3% YoY. Source: county tax records.