2 Broadway · Cohoes, NY 12047

$235,000

6 bd · 2.0 ba · 2,016 sqft · MultiFamily public records · 16 Days on market

Built 1900 7,840 sqft lot Est $252k · 7% 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 +10.5/15.0
• 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

Must see 2 family in the heart of Cohoes , NY. Fully Rented with so much potential. Minutes away from Latham, NY and 87 Thru way. 3 bedrooms, Kitchen and a huge back yard.

Key facts

• Build equity
• Spacious duplex
• Immediate occupancy

Tags

• SPACIOUS DUPLEX
• SEPARATE LIVING SPACES
• IMMEDIATE OCCUPANCY
• STRONG INCOME POTENTIAL
• ROOM TO ADD VALUE
• BUILD EQUITY

Property features AI

Exterior

• Parking: Off-street paved driveway; Total of 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Duplex; 2,016 total living area; 0.18-acre lot
• Construction: Vinyl siding
• Exterior features: Front porch; Side porch; Chain-link fenced yard with gate

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms
• Bathrooms: Two full bathrooms (one on first level, one on second level)
• Heating & cooling: Electric forced-air heating
• Interior features: Full unfinished walk-out basement with exterior entry

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $235k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $627/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $235k).
• Recommended offer: $231k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 $3,572/mo this rent would consume 65% 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 $66k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 $110k; list at $235k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $231,475 (1.5% below list)

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 1900 — 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: 1.52% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.87%
• DSCR: 2.02
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $252,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Sargent St	0.22mi	6/3.0	2,100 (+4%)	5mo	$290,000	$138	75
199 Vliet Blvd	0.48mi	6/2.0	1,892 (-6%)	2mo	$238,000	$126	66
13 Reservoir St	0.49mi	6/2.5	2,116 (+5%)	2mo	$247,500	$117	65
46 White St	0.31mi	5/2.0 (-1)	1,900 (-6%)	10mo	$250,000	$132	63
89 Egbert St	0.50mi	6/2.0	2,124 (+5%)	11mo	$156,500	$74	59
138 Main St	0.57mi	6/3.0	2,044 (+1%)	11mo	$318,000	$156	58
172 Congress St	0.63mi	5/2.0 (-1)	2,094 (+4%)	8mo	$120,000	$57	52
157 Congress St	0.59mi	5/2.0 (-1)	1,936 (-4%)	10mo	$205,000	$106	52
114 Simmons Ave	0.37mi	5/2.0 (-1)	1,800 (-11%)	10mo	$250,000	$139	51
320 Saratoga St	0.74mi	6/2.0	2,156 (+7%)	7mo	$212,500	$99	48
44 Clifton St	0.67mi	6/2.0	2,200 (+9%)	8mo	$275,000	$125	47
46 Clifton St	0.68mi	5/2.0 (-1)	1,744 (-14%)	1mo	$195,000	$112	40

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: 20.8%
• Equity multiple: 1.90×
• Total profit: $59,104
• Equity at exit: $35,039

10-year hold

• IRR: 31.9%
• Equity multiple: 4.53×
• Total profit: $232,457
• Equity at exit: $20,319

Cash invested: $65,800 (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: $3,572 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$238 /mo · $2,852/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$750
• Net cashflow: $1,254

Break-even live

Break-even rent $1,985

Max offer price $235,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,572
Total (2 units)			$3,572

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-13
   statusdays on market $235,000 Pending 16 DOM
2. 2026-06-10
   days on market $235,000 Contingent 14 DOM
3. 2026-06-09
   days on market $235,000 Contingent 13 DOM
4. 2026-06-08
   days on market $235,000 Contingent 12 DOM
5. 2026-06-07
   days on market $235,000 Contingent 11 DOM
6. 2026-06-03
   days on market $235,000 Contingent 7 DOM
7. 2026-06-02
   days on market $235,000 Contingent 6 DOM
8. 2026-06-01
   statusdays on market $235,000 Contingent 5 DOM
9. 2026-05-31
   days on market $235,000 Active 4 DOM
10. 2026-05-31
    days on market $235,000 Active 3 DOM
11. 2026-05-25
    listed $235,000 Active
12. 2026-02-04
    historical $1,350
13. 2025-12-12
    listed $1,350
14. 2022-01-14
    soldstatus $110,000
15. 2021-12-14
    status Pending 172-char remark

    Show marketing remark (172 chars)

    Must see 2 family in the heart of Cohoes , NY. Fully Rented with so much potential. Minutes away from Latham, NY and 87 Thru way. 3 bedrooms, Kitchen and a huge back yard.

16. 2021-06-28
    status Pend (Under Cntr) 172-char remark

    Show marketing remark (172 chars)

    Must see 2 family in the heart of Cohoes , NY. Fully Rented with so much potential. Minutes away from Latham, NY and 87 Thru way. 3 bedrooms, Kitchen and a huge back yard.

17. 2021-06-02
    price $119,000 172-char remark

    Show marketing remark (172 chars)

    Must see 2 family in the heart of Cohoes , NY. Fully Rented with so much potential. Minutes away from Latham, NY and 87 Thru way. 3 bedrooms, Kitchen and a huge back yard.

18. 2021-06-01
    status Price Change 172-char remark

    Show marketing remark (172 chars)

    Must see 2 family in the heart of Cohoes , NY. Fully Rented with so much potential. Minutes away from Latham, NY and 87 Thru way. 3 bedrooms, Kitchen and a huge back yard.

19. 2021-05-28
    status Pend (Under Cntr) 172-char remark

    Show marketing remark (172 chars)

    Must see 2 family in the heart of Cohoes , NY. Fully Rented with so much potential. Minutes away from Latham, NY and 87 Thru way. 3 bedrooms, Kitchen and a huge back yard.

20. 2021-05-06
    price $145,000 172-char remark

    Show marketing remark (172 chars)

    Must see 2 family in the heart of Cohoes , NY. Fully Rented with so much potential. Minutes away from Latham, NY and 87 Thru way. 3 bedrooms, Kitchen and a huge back yard.

21. 2021-04-26
    listed $160,000 New 172-char remark

    Show marketing remark (172 chars)

    Must see 2 family in the heart of Cohoes , NY. Fully Rented with so much potential. Minutes away from Latham, NY and 87 Thru way. 3 bedrooms, Kitchen and a huge back yard.

22. 2020-09-05
    historical
23. 2020-07-25
    price $104,900
24. 2020-06-18
    status Back On Market
25. 2020-05-27
    status Pend (Under Cntr)
26. 2020-03-04
    listed $109,901 New
27. 2019-12-22
    historical
28. 2019-07-18
    price $119,000
29. 2019-06-21
    listed $129,900 New
30. 2006-06-14
    soldstatus $75,001
31. 2006-04-07
    historical
32. 2006-01-27
    listed $63,000

ⓘ 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: $2,852 · $238/mo
• Projected year-2 tax: $3,412 · $284/mo
• Expected delta: +$560/yr (+$47/mo · 19.6%)

ⓘ 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: $42,864
• − Mortgage interest: −$13,164
• − Property taxes: −$2,852
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,429
• − Management: −$3,429
• − Depreciation: −$6,836
• Taxable income: $11,979
• Est. tax owed @ 24.0%: −$2,875
• After-tax cash flow: $12,173/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

+273.0% since first listed

22 events — show timeline

• 2026-05-25 Listed $235,000 Global MLS
• 2026-02-04 Rental Removed $1,350 GLOBALMLS
• 2025-12-12 Listed for Rent $1,350 GLOBALMLS
• 2022-01-14 Sold (Public Records) $110,000 Public Records
• 2021-12-14 Pending — Global MLS
• 2021-06-28 Pending — Global MLS
• 2021-06-02 Price Changed $119,000 Global MLS
• 2021-06-01 Relisted — Global MLS
• 2021-05-28 Pending — Global MLS
• 2021-05-06 Price Changed $145,000 Global MLS
• 2021-04-26 Listed $160,000 Global MLS
• 2020-09-05 Listing Removed — Global MLS
• 2020-07-25 Price Changed $104,900 Global MLS
• 2020-06-18 Relisted — Global MLS
• 2020-05-27 Pending — Global MLS
• 2020-03-04 Listed $109,901 Global MLS
• 2019-12-22 Listing Removed — Global MLS
• 2019-07-18 Price Changed $119,000 Global MLS
• 2019-06-21 Listed $129,900 Global MLS
• 2006-06-14 Sold (MLS) $75,001 Global MLS
• 2006-04-07 Listing Removed — Global MLS
• 2006-01-27 Listed $63,000 Global MLS

Property tax history

+4.4%/yr

Latest (2025): $2,852 · -25.6% YoY. Source: county tax records.