86 Washington Ave · Coxsackie, NY 12051

$320,000

3 bd · 1.5 ba · 1,735 sqft · SingleFamily public records · 29 Days on market

Built 1900 0.31 ac lot $184/sqft · 9% below area Est $353k · 9% under

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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 +12.4/30.0
• ARV discount +11.7/15.0
• Appreciation +10.0/10.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully renovated 2bdrm home offering: gorgeous kitchen, formal dining room, heated enclosed porch (currently used as 3rd bedroom). The 2nd floor bedroom can be reimagined as an Owner's Suite having an open space bedroom, bathroom and generous WIC. Countless options. The sliding doors off the kitchen open up to an expansive deck to the rear affording countless endless entertaining opportunities. The icing on the cake for this property is the 24x36 Amish-built (on site) 2+-car garage/workshop with a finished Loft/rec area above. Home is located less than 1-mile from the Hudson River Park, Farmer's Market & restaurants. Call to view today.

Key facts

• Pellet stove
• Ensuite bathroom
• Two bedroom layout

Tags

• TWO BEDROOM LAYOUT
• OVERSIZED WALK-IN CLOSET
• HARDWOOD FLOORS
• PELLET STOVE
• STAINLESS STEEL APPLIANCES
• ENSUITE BATHROOM

Property features AI

Exterior

• Parking: 2-car garage; 9 total parking spaces; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Living area approximately 1,735 (listed)
• Construction: Vinyl siding; Metal roof; Basement with Bilco doors and full slab
• Exterior features: Deck; Other exterior features; Garage(s) on the property

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Primary bedroom on the first floor; Additional bedrooms on the second floor
• Flooring: Tile; Hardwood
• Bathrooms: 2 full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Baseboard heating; Hot water heating; Propane heating
• Interior features: 7 total rooms; Pellet stove fireplace
• Laundry & utility: Washer and dryer; Laundry located in a bathroom on the main level; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-54 ($-648/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (10.9% below list).
• Recommended offer: $285k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.2% in Coxsackie — 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 73/100 on livability (#310 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F.
• Coxsackie-Athens Central School District (town): math 43% / reading 56% proficiency, ranked #384 of 590 in NY (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $90k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $275k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $285,000 (10.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 9.4

CMA / ARV

• ARV (median comp): $352,972
• List price: $320,000
• Delta: -9.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Mansion St	0.42mi	3/2.5	1,618 (-7%)	1mo	$385,000	$238	64
7 Freleigh Pl	0.39mi	3/1.5	1,844 (+6%)	9mo	$297,000	$161	64
16 Ely St	0.29mi	2/1.0 (-1)	1,700 (-2%)	20mo	$555,000	$326	60
8 Elm St	0.57mi	3/1.5	1,822 (+5%)	16mo	$375,000	$206	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.91×
• Total profit: $170,941
• Equity at exit: $288,281

10-year hold

• IRR: 21.1%
• Equity multiple: 6.65×
• Total profit: $506,298
• Equity at exit: $621,690

Cash invested: $89,600 (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 12051

• Home prices YoY: 17.7%
• Active inventory: 48
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$494 /mo · $5,929/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-54

Break-even live

Break-even rent $2,918

Max offer price $310,457

Occupancy floor 97%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Van Dyck St Coxsackie, NY	3.0	2.0	1380	$2,850	$2.07	14d	1	1.01mi

Listing history 19 events

1. 2026-06-18
   days on market $320,000 Active 29 DOM
2. 2026-06-17
   days on market $320,000 Active 28 DOM
3. 2026-06-16
   days on market $320,000 Active 27 DOM
4. 2026-06-15
   days on market $320,000 Active 26 DOM
5. 2026-06-14
   days on market $320,000 Active 24 DOM
6. 2026-06-13
   days on market $320,000 Active 23 DOM
7. 2026-06-10
   days on market $320,000 Active 21 DOM
8. 2026-06-09
   days on market $320,000 Active 20 DOM
9. 2026-06-08
   pricedays on market $320,000 Active 19 DOM
10. 2026-06-07
    days on market $325,000 Active 18 DOM
11. 2026-06-05
    days on market $325,000 Active 15 DOM
12. 2026-06-03
    status $325,000 Active 14 DOM
13. 2026-05-13
    listed $325,000 Active 1829-char remark
14. 2021-10-18
    soldstatus $275,000
15. 2021-09-27
    soldstatus $275,000 656-char remark

    Show marketing remark (976 chars)

    Beautiful 2-bdrm home thoughtfully renovated in 2014. 1st floor is comprised of a large kitchen w/ high ceilings, hickory cabinets & tile floors having a sliding glass door that opens to an expansive deck affording plenty of room for outdoor entertaining. Home has a formal dining room w/ wainscoting, a good sized LR & a heated enclosed porch currently being used as a third bdrm. A sizable bdrm w/ custom made closets has an ensuite bathroom w/ laundry. Flooring throughout is a combination of tile, 3/4 in. oak HW, w/ original flooring in the LR. The 2nd floor can be re-imagined as an owner's suite as it's a unique open space bdrm w/ original, distinctive parquet flooring, bathroom & impressive WIC. As lovely as the home itself w/ the manicured & landscaped backyard is, offering a sense of true privacy in a village setting, the icing on the cake is the 24x36 Amish built 2+ car garage/workshop built on site w/ finished recreation space above.

16. 2021-09-27
    soldstatus $275,000

    Show marketing remark (976 chars)

    Beautiful 2-bdrm home thoughtfully renovated in 2014. 1st floor is comprised of a large kitchen w/ high ceilings, hickory cabinets & tile floors having a sliding glass door that opens to an expansive deck affording plenty of room for outdoor entertaining. Home has a formal dining room w/ wainscoting, a good sized LR & a heated enclosed porch currently being used as a third bdrm. A sizable bdrm w/ custom made closets has an ensuite bathroom w/ laundry. Flooring throughout is a combination of tile, 3/4 in. oak HW, w/ original flooring in the LR. The 2nd floor can be re-imagined as an owner's suite as it's a unique open space bdrm w/ original, distinctive parquet flooring, bathroom & impressive WIC. As lovely as the home itself w/ the manicured & landscaped backyard is, offering a sense of true privacy in a village setting, the icing on the cake is the 24x36 Amish built 2+ car garage/workshop built on site w/ finished recreation space above.

17. 2021-07-02
    listed $269,000 656-char remark

    Show marketing remark (976 chars)

    Beautiful 2-bdrm home thoughtfully renovated in 2014. 1st floor is comprised of a large kitchen w/ high ceilings, hickory cabinets & tile floors having a sliding glass door that opens to an expansive deck affording plenty of room for outdoor entertaining. Home has a formal dining room w/ wainscoting, a good sized LR & a heated enclosed porch currently being used as a third bdrm. A sizable bdrm w/ custom made closets has an ensuite bathroom w/ laundry. Flooring throughout is a combination of tile, 3/4 in. oak HW, w/ original flooring in the LR. The 2nd floor can be re-imagined as an owner's suite as it's a unique open space bdrm w/ original, distinctive parquet flooring, bathroom & impressive WIC. As lovely as the home itself w/ the manicured & landscaped backyard is, offering a sense of true privacy in a village setting, the icing on the cake is the 24x36 Amish built 2+ car garage/workshop built on site w/ finished recreation space above.

18. 2021-07-02
    listed $269,000

    Show marketing remark (976 chars)

    Beautiful 2-bdrm home thoughtfully renovated in 2014. 1st floor is comprised of a large kitchen w/ high ceilings, hickory cabinets & tile floors having a sliding glass door that opens to an expansive deck affording plenty of room for outdoor entertaining. Home has a formal dining room w/ wainscoting, a good sized LR & a heated enclosed porch currently being used as a third bdrm. A sizable bdrm w/ custom made closets has an ensuite bathroom w/ laundry. Flooring throughout is a combination of tile, 3/4 in. oak HW, w/ original flooring in the LR. The 2nd floor can be re-imagined as an owner's suite as it's a unique open space bdrm w/ original, distinctive parquet flooring, bathroom & impressive WIC. As lovely as the home itself w/ the manicured & landscaped backyard is, offering a sense of true privacy in a village setting, the icing on the cake is the 24x36 Amish built 2+ car garage/workshop built on site w/ finished recreation space above.

19. 2014-01-30
    soldstatus $12,500

ⓘ 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: $5,929 · $494/mo
• Projected year-2 tax: $5,929 · $494/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 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% 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: $34,200
• − Mortgage interest: −$17,925
• − Property taxes: −$5,929
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$9,309
• Taxable loss: −$6,035
• Est. tax savings @ 24.0%: +$1,448
• After-tax cash flow: $800/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: Coxsackie-Athens Central School District
• NCES district ID: 3608490
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 56% ▲ 19.00%
• Median HH income: $55,006
• Composite: 42.8/100
• National rank: #3143
• State rank: #384 of 590 in NY

Livability — Coxsackie

• Score: 73/100
• State rank: #310
• US rank: #5149

Category grades

Amenities F Commute F Cost of living B- Crime A Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coxsackie, NY
• Population (ZIP): 5,706

Population outlook (Greene County) Hauer SSP2

• Today (2025): 44,963 people
• By 2030: 43,126 · -4.1%
• By 2040: 38,756 · -13.8%
• By 2050: 34,913 · -22.4%
• By 2075: 28,156 · -37.4%
• By 2100: 22,296 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Greene

• 2024 margin: R (+17.0) · D 41.5% · R 58.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -9.9pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+15.6 2016: R+27.4 2012: R+11.1 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 55.86%
• Current HPI: 371.238
• Rent YoY: —
• Metro: —
• 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

+2460.0% since first listed

10 events — show timeline

• 2026-06-07 Price Changed $320,000 Global MLS
• 2026-06-03 Relisted — Global MLS
• 2026-05-27 Pending — Global MLS
• 2026-05-13 Listed $325,000 Global MLS
• 2021-10-18 Sold (Public Records) $275,000 Public Records
• 2021-09-27 Sold (MLS) $275,000 HVCRMLS
• 2021-09-27 Sold (MLS) $275,000 Global MLS
• 2021-07-02 Listed $269,000 HVCRMLS
• 2021-07-02 Listed $269,000 Global MLS
• 2014-01-30 Sold (Public Records) $12,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $5,929 · +1.2% YoY. Source: county tax records.