70 Heartt Ave · Cohoes, NY 12047

$239,900

6 bd · 2.0 ba · 1,980 sqft · MultiFamily public records · 194 Days on market

Built 1906 2,613 sqft lot $121/sqft · 37% below area Est $382k · 37% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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: 2 units. confirmed

Listing remarks MLS

70 Heartt Ave, Cohoes NY. Well located duplex in the desirable Van Schaick Island neighborhood. Each unit offers 3 bedrooms and 1 full bath with spacious living and family rooms. Long term tenants currently in place. Plenty of on street parking. Convenient access to I 787 for an easy commute to Albany or Saratoga County. Great opportunity for an investor to add to their portfolio or an owner occupant to live in one unit and rent the other.

Key facts

• On street parking
• 2,613 sq ft lot
• Built 1906

Tags

• ON STREET PARKING
• CONVENIENT ACCESS TO I 787

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $569/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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-.
• 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 $3,642/mo this rent would consume 66% 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 $67k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $240k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.52% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.34%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $381,915
• List price: $239,900
• Delta: -37.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Heartt Ave	0.09mi	6/2.0	1,936 (-2%)	5mo	$305,000	$158	88
99 Breslin Ave	0.15mi	6/2.0	2,112 (+7%)	10mo	$250,000	$118	74
56 Park Ave	0.08mi	6/2.0	2,200 (+11%)	11mo	$260,000	$118	69
98 Breslin Ave	0.17mi	6/4.0	2,186 (+10%)	9mo	$325,000	$149	59
457 4th Ave	0.56mi	5/2.0 (-1)	2,032 (+3%)	13mo	$252,000	$124	54
150 Bridge Ave	0.56mi	6/2.0	2,200 (+11%)	4mo	$243,000	$110	51
443-445 3rd Ave	0.51mi	5/2.0 (-1)	1,792 (-10%)	10mo	$172,000	$96	48
363 4th Ave	0.66mi	6/2.0	2,112 (+7%)	14mo	$100,000	$47	46
500 3rd Ave	0.51mi	7/2.0 (+1)	2,240 (+13%)	4mo	$250,000	$112	46
46 112th St	0.73mi	6/2.0	2,224 (+12%)	9mo	$121,000	$54	38
370 2nd Ave	0.58mi	5/2.0 (-1)	2,250 (+14%)	16mo	$262,500	$117	32
541 5th Ave	0.63mi	5/2.0 (-1)	2,269 (+15%)	15mo	$190,000	$84	29

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: 17.9%
• Equity multiple: 1.77×
• Total profit: $51,402
• Equity at exit: $35,770

10-year hold

• IRR: 29.5%
• Equity multiple: 4.25×
• Total profit: $218,184
• Equity at exit: $20,742

Cash invested: $67,172 (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: 11.0×

Monthly cashflow live

• Estimated rent: $3,642 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$325 /mo · $3,897/yr
• Insurance: −$100
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$765
• Net cashflow: $1,139

Break-even live

Break-even rent $2,200

Max offer price $239,900

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,642
Total (2 units)			$3,642

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $239,900 Active 194 DOM
2. 2026-06-17
   days on market $239,900 Active 193 DOM
3. 2026-06-16
   days on market $239,900 Active 192 DOM
4. 2026-06-15
   days on market $239,900 Active 191 DOM
5. 2026-06-14
   days on market $239,900 Active 189 DOM
6. 2026-06-13
   days on market $239,900 Active 188 DOM
7. 2026-06-10
   days on market $239,900 Active 186 DOM
8. 2026-06-09
   days on market $239,900 Active 185 DOM
9. 2026-06-08
   days on market $239,900 Active 184 DOM
10. 2026-06-07
    days on market $239,900 Active 183 DOM
11. 2026-06-03
    days on market $239,900 Active 179 DOM
12. 2026-06-02
    days on market $239,900 Active 178 DOM
13. 2026-06-01
    days on market $239,900 Active 177 DOM
14. 2026-05-31
    days on market $239,900 Active 176 DOM
15. 2026-05-31
    days on market $239,900 Active 175 DOM
16. 2026-03-02
    price $239,900 443-char remark

    Show marketing remark (443 chars)

    70 Heartt Ave, Cohoes NY. Well located duplex in the desirable Van Schaick Island neighborhood. Each unit offers 3 bedrooms and 1 full bath with spacious living and family rooms. Long term tenants currently in place. Plenty of on street parking. Convenient access to I 787 for an easy commute to Albany or Saratoga County. Great opportunity for an investor to add to their portfolio or an owner occupant to live in one unit and rent the other.

17. 2025-12-06
    listed $254,900 Active 443-char remark

    Show marketing remark (443 chars)

    70 Heartt Ave, Cohoes NY. Well located duplex in the desirable Van Schaick Island neighborhood. Each unit offers 3 bedrooms and 1 full bath with spacious living and family rooms. Long term tenants currently in place. Plenty of on street parking. Convenient access to I 787 for an easy commute to Albany or Saratoga County. Great opportunity for an investor to add to their portfolio or an owner occupant to live in one unit and rent the other.

18. 2022-01-24
    soldstatus $90,000
19. 2006-11-09
    soldstatus $85,000
20. 2006-08-15
    soldstatus $85,000 111-char remark

    Show marketing remark (111 chars)

    SHARP COHOES TWO FAMILY, WILL MAKE A GREAT OCCUPIED OR INVESTMENT PROPERTY, GREAT LOCATION. Excellent Condition

21. 2006-06-29
    historical 111-char remark

    Show marketing remark (111 chars)

    SHARP COHOES TWO FAMILY, WILL MAKE A GREAT OCCUPIED OR INVESTMENT PROPERTY, GREAT LOCATION. Excellent Condition

22. 2006-06-20
    listed $89,900 111-char remark

    Show marketing remark (111 chars)

    SHARP COHOES TWO FAMILY, WILL MAKE A GREAT OCCUPIED OR INVESTMENT PROPERTY, GREAT LOCATION. 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: $3,897 · $325/mo
• Projected year-2 tax: $3,976 · $331/mo
• Expected delta: +$79/yr (+$7/mo · 2.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 17 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: $43,704
• − Mortgage interest: −$13,438
• − Property taxes: −$3,897
• − Insurance: −$1,866
• − Repairs & maintenance: −$3,496
• − Management: −$3,496
• − Depreciation: −$6,979
• Taxable income: $10,531
• Est. tax owed @ 24.0%: −$2,527
• After-tax cash flow: $11,139/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

+166.9% since first listed

7 events — show timeline

• 2026-03-02 Price Changed $239,900 Global MLS
• 2025-12-06 Listed $254,900 Global MLS
• 2022-01-24 Sold (Public Records) $90,000 Public Records
• 2006-11-09 Sold (Public Records) $85,000 Public Records
• 2006-08-15 Sold (MLS) $85,000 Global MLS
• 2006-06-29 Listing Removed — Global MLS
• 2006-06-20 Listed $89,900 Global MLS

Property tax history

+5.6%/yr

Latest (2025): $3,897 · -15.2% YoY. Source: county tax records.