79 Central Ter · Cohoes, NY 12047

$209,900

6 bd · 2.0 ba · 2,742 sqft · MultiFamily public records · 187 Days on market

Built 1890 4,356 sqft lot $77/sqft · 54% below area

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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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Two-Family Property., perfect for both the seasoned investor and those entering the market for the first time. Located in the high-demand rental markets of Cohoes This home offers a blend of stable tenancy, separate utilities, and strong, reliable cash flow. The property features: Two spacious rental units. Independent utilities for simplified management and reduced overhead. Established tenants providing immediate income. Solid rental history in proven investment location. Whether you're looking to expand your portfolio or begin building long-term wealth, this property delivers dependable performance and scalability.

Key facts

• Separate utilities
• Solid rental history
• Established tenants

Tags

• TWO FAMILY PROPERTIES
• SEPARATE UTILITIES
• ESTABLISHED TENANTS
• SOLID RENTAL HISTORY

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $803/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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.
• Zoned schools: Harmony Hill School (math 37% / reading 42%, grade F, #1,444 of 2,108 statewide, top 71%, 379 students, 63% FRL); Cohoes Middle School (math 19% / reading 49%, grade F, #497 of 729 statewide, top 69%, 441 students, 68% FRL); Cohoes High School (math 72% / reading 74%, grade B+, #665 of 1,100 statewide, top 61%, 554 students, 63% FRL).
• Market conditions: Rents rising fast (+7.6%/yr); 115 active listings in the ZIP; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• At $3,978/mo this rent would consume 72% 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 $1k of loan paydown is wiped out by about $6k 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 $59k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $210k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.90% ✓
• Cap rate: 15.48%
• Cash-on-cash: 32.81%
• DSCR: 2.46
• GRM: 4.4

CMA / ARV

• ARV (median comp): $453,520
• List price: $209,900
• Delta: -53.72%
• 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
2 Garner St	0.09mi	6/4.0	2,720 (-1%)	13mo	$350,000	$129	76
77 Younglove Ave	0.38mi	6/2.0	2,826 (+3%)	2mo	$320,000	$113	76
20 Mcelwain Ave	0.35mi	6/3.0	2,812 (+3%)	4mo	$285,000	$101	72
42 Mcelwain Ave	0.32mi	6/3.0	3,032 (+11%)	2mo	$382,000	$126	61
31 Congress St	0.56mi	6/2.0	2,594 (-5%)	7mo	$260,000	$100	59
44 Younglove Ave	0.42mi	6/2.0	2,952 (+8%)	11mo	$340,000	$115	58
9 Willow St St	0.21mi	7/2.0 (+1)	2,480 (-10%)	20mo	$215,000	$87	53
11 Church St	0.40mi	5/3.0 (-1)	2,880 (+5%)	14mo	$290,000	$101	52
69 Grant St	0.47mi	5/3.0 (-1)	2,836 (+3%)	17mo	$345,000	$122	50
48 Watervliet Ave	0.32mi	5/2.5 (-1)	2,344 (-14%)	10mo	$143,000	$61	45
2-4 Wilmer Ave	0.53mi	5/3.0 (-1)	2,962 (+8%)	13mo	$300,000	$101	42
100 Edward St	0.49mi	5/2.0 (-1)	2,400 (-12%)	19mo	$365,000	$152	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: 33.2%
• Equity multiple: 2.49×
• Total profit: $87,708
• Equity at exit: $31,297

10-year hold

• IRR: 42.7%
• Equity multiple: 6.03×
• Total profit: $295,560
• Equity at exit: $18,148

Cash invested: $58,772 (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: 115
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,978 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$348 /mo · $4,170/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$835
• Net cashflow: $1,607

Break-even live

Break-even rent $1,944

Max offer price $209,900

Occupancy floor 55%

Sensitivity live

Price	-10% $1,726	-5% $1,666	+0% $1,607	+5% $1,547	+10% $1,488
Rent	-10% $1,293	-5% $1,450	+0% $1,607	+5% $1,764	+10% $1,921
Rate	-1.0pp $1,713	-0.5pp $1,660	base $1,607	+0.5pp $1,552	+1.0pp $1,497

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,978
Total (2 units)			$3,978

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $209,900 Active 187 DOM
2. 2026-06-18
   days on market $209,900 Active 184 DOM
3. 2026-06-17
   days on market $209,900 Active 183 DOM
4. 2026-06-16
   days on market $209,900 Active 182 DOM
5. 2026-06-15
   days on market $209,900 Active 181 DOM
6. 2026-06-14
   days on market $209,900 Active 179 DOM
7. 2026-06-13
   days on market $209,900 Active 178 DOM
8. 2026-06-10
   days on market $209,900 Active 176 DOM
9. 2026-06-09
   days on market $209,900 Active 175 DOM
10. 2026-06-08
    days on market $209,900 Active 174 DOM
11. 2026-06-07
    days on market $209,900 Active 173 DOM
12. 2026-06-03
    days on market $209,900 Active 169 DOM
13. 2026-06-02
    days on market $209,900 Active 168 DOM
14. 2026-06-01
    days on market $209,900 Active 167 DOM
15. 2026-05-31
    days on market $209,900 Active 166 DOM
16. 2026-05-31
    days on market $209,900 Active 165 DOM
17. 2026-03-31
    price $209,900 626-char remark

    Show marketing remark (626 chars)

    Two-Family Property., perfect for both the seasoned investor and those entering the market for the first time. Located in the high-demand rental markets of Cohoes This home offers a blend of stable tenancy, separate utilities, and strong, reliable cash flow. The property features: Two spacious rental units. Independent utilities for simplified management and reduced overhead. Established tenants providing immediate income. Solid rental history in proven investment location. Whether you're looking to expand your portfolio or begin building long-term wealth, this property delivers dependable performance and scalability.

18. 2026-02-13
    price $220,000 626-char remark

    Show marketing remark (626 chars)

    Two-Family Property., perfect for both the seasoned investor and those entering the market for the first time. Located in the high-demand rental markets of Cohoes This home offers a blend of stable tenancy, separate utilities, and strong, reliable cash flow. The property features: Two spacious rental units. Independent utilities for simplified management and reduced overhead. Established tenants providing immediate income. Solid rental history in proven investment location. Whether you're looking to expand your portfolio or begin building long-term wealth, this property delivers dependable performance and scalability.

19. 2026-01-22
    price $228,000 626-char remark

    Show marketing remark (626 chars)

    Two-Family Property., perfect for both the seasoned investor and those entering the market for the first time. Located in the high-demand rental markets of Cohoes This home offers a blend of stable tenancy, separate utilities, and strong, reliable cash flow. The property features: Two spacious rental units. Independent utilities for simplified management and reduced overhead. Established tenants providing immediate income. Solid rental history in proven investment location. Whether you're looking to expand your portfolio or begin building long-term wealth, this property delivers dependable performance and scalability.

20. 2025-12-16
    listed $240,000 Active 626-char remark

    Show marketing remark (626 chars)

    Two-Family Property., perfect for both the seasoned investor and those entering the market for the first time. Located in the high-demand rental markets of Cohoes This home offers a blend of stable tenancy, separate utilities, and strong, reliable cash flow. The property features: Two spacious rental units. Independent utilities for simplified management and reduced overhead. Established tenants providing immediate income. Solid rental history in proven investment location. Whether you're looking to expand your portfolio or begin building long-term wealth, this property delivers dependable performance and scalability.

21. 2018-09-14
    soldstatus $85,000

ⓘ 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: $4,170 · $348/mo
• Projected year-2 tax: $4,170 · $348/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 3/10 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: $47,736
• − Mortgage interest: −$11,758
• − Property taxes: −$4,170
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,819
• − Management: −$3,819
• − Depreciation: −$6,106
• Taxable income: $17,014
• Est. tax owed @ 24.0%: −$4,083
• After-tax cash flow: $15,199/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

+146.9% since first listed

5 events — show timeline

• 2026-03-31 Price Changed $209,900 Global MLS
• 2026-02-13 Price Changed $220,000 Global MLS
• 2026-01-22 Price Changed $228,000 Global MLS
• 2025-12-16 Listed $240,000 Global MLS
• 2018-09-14 Sold (Public Records) $85,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,170 · -26.5% YoY. Source: county tax records.