68 Vliet St · Cohoes, NY 12047

$315,000

24 bd · 16.0 ba · 6,160 sqft · MultiFamily public records · 10 Days on market

Built 1958 5,662 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

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

Great investment opportunity in Cohoes. Well maintained 4 unit property. Great Cash flow. Convenient location to all highways, shopping, schools and parks. A must see. Very Good Condition

Key facts

• Separate utilities
• Convenient location
• Fully occupied

Tags

• INVESTMENT OPPORTUNITY
• FULLY OCCUPIED
• SEPARATE UTILITIES
• CONVENIENT LOCATION
• LOCAL SHOPS
• RESTAURANTS

Property features AI

Finance

• Financial info: 4 total dwelling units

Exterior

• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer
• Home design: Quadruplex (4-unit property)
• Construction: Vinyl siding
• Exterior features: Built-up roof; Level, corner lot

Interior

• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms; Unit 3: 3 bedrooms; Unit 4: 3 bedrooms
• Flooring: Carpet; Hardwood
• Bathrooms: 4 full bathrooms total; Full baths located on 1st, 2nd, and 3rd levels
• Heating & cooling: Baseboard heating; Electric heating; Hot water heating; Space heaters; Natural gas heating
• Interior features: Carpet and hardwood flooring; Apartment-style basement

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $315k.

Deal economics

• At list price, monthly cash flow is $5k ($58k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $315k).
• Cap rate 24.7% 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 $8,888/mo this rent would consume 161% 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 $9k 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 $88k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 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 $205k; list at $315k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $315,000

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 1958 — 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: 2.82% ✓
• Cap rate: 24.71%
• Cash-on-cash: 65.78%
• DSCR: 3.93
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 70.2%
• Equity multiple: 4.40×
• Total profit: $300,075
• Equity at exit: $46,968

10-year hold

• IRR: 75.6%
• Equity multiple: 10.67×
• Total profit: $852,647
• Equity at exit: $27,235

Cash invested: $88,200 (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: 11.8×

Monthly cashflow live

• Estimated rent: $8,888 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$404 /mo · $4,842/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,866
• Net cashflow: $4,835

Break-even live

Break-even rent $2,768

Max offer price $315,000

Occupancy floor 41%

Sensitivity live

Price	-10% $5,013	-5% $4,924	+0% $4,835	+5% $4,746	+10% $4,657
Rent	-10% $4,133	-5% $4,484	+0% $4,835	+5% $5,186	+10% $5,537
Rate	-1.0pp $4,994	-0.5pp $4,915	base $4,835	+0.5pp $4,753	+1.0pp $4,670

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$8,888
Total (4 units)			$8,888

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $315,000 Active 10 DOM
2. 2026-06-17
   days on market $315,000 Active 9 DOM
3. 2026-06-16
   days on market $315,000 Active 8 DOM
4. 2026-06-15
   days on market $315,000 Active 7 DOM
5. 2026-06-14
   days on market $315,000 Active 5 DOM
6. 2026-06-13
   status $315,000 Active 4 DOM
7. 2026-05-16
   status Pending
8. 2026-05-12
   listed $315,000 Active
9. 2025-01-16
   historical $1,295
10. 2024-09-17
    listed $1,295
11. 2024-06-12
    historical $1,295
12. 2024-06-04
    listed $1,295
13. 2023-10-04
    historical $950
14. 2023-08-29
    listed $950
15. 2023-07-05
    price $310,000
16. 2023-06-09
    status Active
17. 2023-05-28
    status Pending
18. 2023-05-28
    historical
19. 2023-05-22
    listed $325,000 Active
20. 2022-08-16
    soldstatus $205,000
21. 2022-08-16
    soldstatus $205,000
22. 2022-03-04
    status Pending 187-char remark

    Show marketing remark (187 chars)

    Great investment opportunity in Cohoes. Well maintained 4 unit property. Great Cash flow. Convenient location to all highways, shopping, schools and parks. A must see. Very Good Condition

23. 2022-01-21
    status Active 187-char remark

    Show marketing remark (187 chars)

    Great investment opportunity in Cohoes. Well maintained 4 unit property. Great Cash flow. Convenient location to all highways, shopping, schools and parks. A must see. Very Good Condition

24. 2021-12-22
    status Pending 187-char remark

    Show marketing remark (187 chars)

    Great investment opportunity in Cohoes. Well maintained 4 unit property. Great Cash flow. Convenient location to all highways, shopping, schools and parks. A must see. Very Good Condition

25. 2021-11-12
    listed $220,900 New 187-char remark

    Show marketing remark (187 chars)

    Great investment opportunity in Cohoes. Well maintained 4 unit property. Great Cash flow. Convenient location to all highways, shopping, schools and parks. A must see. Very Good Condition

26. 2019-10-02
    soldstatus $145,000
27. 2012-06-12
    soldstatus $35,000
28. 2012-03-30
    historical
29. 2010-09-13
    listed $64,900
30. 2003-04-16
    soldstatus $100,000
31. 1999-08-17
    soldstatus $31,000
32. 1999-02-10
    listed $44,900

ⓘ 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: $4,842 · $404/mo
• Projected year-2 tax: $5,083 · $424/mo
• Expected delta: +$241/yr (+$20/mo · 5.0%)

ⓘ 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 4/10 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: $106,656
• − Mortgage interest: −$17,645
• − Property taxes: −$4,842
• − Insurance: −$1,575
• − Repairs & maintenance: −$8,532
• − Management: −$8,532
• − Depreciation: −$9,164
• Taxable income: $56,365
• Est. tax owed @ 24.0%: −$13,528
• After-tax cash flow: $44,491/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

+601.6% since first listed

26 events — show timeline

• 2026-05-16 Pending — Global MLS
• 2026-05-12 Listed $315,000 Global MLS
• 2025-01-16 Rental Removed $1,295 APPFOLIO
• 2024-09-17 Listed for Rent $1,295 APPFOLIO
• 2024-06-12 Rental Removed $1,295 APPFOLIO
• 2024-06-04 Listed for Rent $1,295 APPFOLIO
• 2023-10-04 Rental Removed $950 APPFOLIO
• 2023-08-29 Listed for Rent $950 APPFOLIO
• 2023-07-05 Price Changed $310,000 Global MLS
• 2023-06-09 Relisted — Global MLS
• 2023-05-28 Pending — Global MLS
• 2023-05-28 Listing Removed — Global MLS
• 2023-05-22 Listed $325,000 Global MLS
• 2022-08-16 Sold (Public Records) $205,000 Public Records
• 2022-08-16 Sold (Public Records) $205,000 Public Records
• 2022-03-04 Pending — Global MLS
• 2022-01-21 Relisted — Global MLS
• 2021-12-22 Pending — Global MLS
• 2021-11-12 Listed $220,900 Global MLS
• 2019-10-02 Sold (Public Records) $145,000 Public Records
• 2012-06-12 Sold (MLS) $35,000 Global MLS
• 2012-03-30 Listing Removed — Global MLS
• 2010-09-13 Listed $64,900 Global MLS
• 2003-04-16 Sold (Public Records) $100,000 Public Records
• 1999-08-17 Sold (MLS) $31,000 Global MLS
• 1999-02-10 Listed $44,900 Global MLS

Property tax history

+4.1%/yr

Latest (2025): $4,842 · -27.9% YoY. Source: county tax records.