158 Mohawk St · Cohoes, NY 12047

$175,000

6 bd · 2.0 ba · 2,806 sqft · MultiFamily public records · 245 Days on market

Built 1890 Fair condition 2,178 sqft lot $62/sqft · 37% below area Est $279k · 37% under

---

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
• Schools +5.1/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This two-unit property offers strong cash flow potential with each flat having 3 bedrooms plus a bonus, current on rent tenants, making management simple and cost-effective. This building offers generous layouts that attract long-term tenants and create value-add potential through updates or repositioning. Invest in Cohoes and continue to see steady revitalization, with new businesses, improved infrastructure, and growing demand for quality rental housing. Its convenient location near Albany, Troy, and major highways/ bus route makes it a commuter-friendly city with rising rental rates. Total rents: Unit 1$1,250/month Unit 2 $1,100/month Tenants are month to month. Owner pays heat and hot water.

Key facts

• 2,178 sq ft lot
• Built 1890
• Listed 244 days

🏷️ Possibly a rental listed for sale. The $175,000 price doesn't fit this home's estimated sale value (~$279,490) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.0% vs local median 5.1% 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: Abram Lansing School (math 42% / reading 47%, grade F, #1,277 of 2,108 statewide, top 64%, 326 students, 81% 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: 150 active listings in the ZIP; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• At $5,790/mo this rent would consume 105% of the median local household income ($66k/yr) — 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 $5k 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 + 3.0% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y 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 $72k; list at $175k implies a 142% 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 3.31% ✓
• Cap rate: 29.05%
• Cash-on-cash: 81.27%
• DSCR: 4.62
• GRM: 2.5

CMA / ARV

• ARV (median comp): $279,490
• List price: $175,000
• Delta: -37.39%
• 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
31 Congress St	0.14mi	6/2.0	2,594 (-8%)	8mo	$260,000	$100	74
20 Mcelwain Ave	0.38mi	6/3.0	2,812 (+0%)	6mo	$285,000	$101	73
77 Younglove Ave	0.49mi	6/2.0	2,826 (+1%)	4mo	$320,000	$113	73
296 Saratoga St	0.39mi	5/2.0 (-1)	2,748 (-2%)	8mo	$155,000	$56	67
44 Younglove Ave	0.39mi	6/2.0	2,952 (+5%)	12mo	$340,000	$115	62
203 Congress St	0.45mi	5/2.0 (-1)	2,700 (-4%)	10mo	$150,000	$56	59
114 Congress St	0.24mi	6/3.0	3,192 (+14%)	4mo	$279,900	$88	59
42 Mcelwain Ave	0.44mi	6/3.0	3,032 (+8%)	4mo	$382,000	$126	59
43 Whitehall St	0.39mi	6/2.0	2,464 (-12%)	14mo	$292,000	$119	50
66 Park Ave	0.65mi	6/2.0	2,464 (-12%)	4mo	$220,000	$89	46
2 Garner St	0.70mi	6/4.0	2,720 (-3%)	14mo	$350,000	$129	42
106 Continental Ave	0.68mi	6/2.0	2,388 (-15%)	2mo	$250,000	$105	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 81.5%
• Equity multiple: 4.74×
• Total profit: $183,112
• Equity at exit: $26,093

10-year hold

• IRR: 84.9%
• Equity multiple: 9.82×
• Total profit: $432,073
• Equity at exit: $15,131

Cash invested: $49,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 1 under contract
• Months of supply: 5.1 mo (19%/mo absorbed)
• Median asking: $259,950 ($109/sqft)
• Median days on market: 52 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -8.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 12047

• Home prices YoY: -10.7%
• Active inventory: 150
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $5,790 high
• Mortgage (P&I): −$918
• Tax from tax record: −$265 /mo · $3,180/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,216
• Net cashflow: $3,318

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$5,790
Total (2 units)			$5,790

Break-even live

Break-even rent $1,589

Max offer price $175,000

Occupancy floor 38%

Sensitivity live

Price	-10% $3,418	-5% $3,368	+0% $3,318	+5% $3,269	+10% $3,219
Rent	-10% $2,861	-5% $3,090	+0% $3,318	+5% $3,547	+10% $3,776
Rate	-1.0pp $3,407	-0.5pp $3,363	base $3,318	+0.5pp $3,273	+1.0pp $3,227

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: $43,750
• Closing costs: $5,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 White St Cohoes, NY	3.0	2.0	1790	$2,895	$1.62	68d	1	0.04mi
192 Saratoga St Cohoes, NY	1.0–3.0	1.0–3.0	1157	$2,000	$1.73	15d	5	0.08mi
98 Congress St Cohoes, NY	2.0	2.0	1248	$1,600	$1.28	16d	1	0.20mi
27 McElwain Ave Cohoes, NY	2.0	2.0	2000	$2,300	$1.15	93d	1	0.41mi
45 Johnston Ave Cohoes, NY	2.0	2.0	1258	$2,162	$1.72	15d	4	0.45mi
50 Mann Ave Unit 2 Cohoes, NY	2.0	1.0	1300	$1,800	$1.38	72d	1	0.67mi
53 Park Ave Cohoes, NY	3.0	1.0	1875	$1,600	$0.85	15d	1	0.68mi
6 Hamilton Pl Unit 2 Cohoes, NY	3.0	1.0	2300	$1,999	$0.87	68d	1	0.69mi
100 N Mohawk St Cohoes, NY	1.0–3.0	1.0–2.5	1824	$3,840	$2.11	15d	31	0.77mi
100 Waters View Cir Cohoes, NY	1.0–2.0	1.0–2.5	1354	$2,326	$1.72	15d	10	0.95mi
8 Cindy Way Cohoes, NY	3.0	1.5	1420	$2,300	$1.62	93d	1	0.98mi
290 2nd Ave Troy, NY	3.0	1.0	1400	$1,600	$1.14	70d	1	1.10mi
157 6th Ave Unit 2 Troy, NY	3.0	1.0	1300	$1,300	$1.00	16d	1	1.42mi
131 6th Ave Troy, NY	4.0	1.0	1400	$2,325	$1.66	15d	1	1.45mi
750 2nd Ave Troy, NY	1.0–3.0	1.0–1.5	1185	$1,711	$1.44	15d	1	1.47mi

Listing history 50 events

1. 2026-08-08
   days on market $175,000 Active 245 DOM
2. 2026-08-07
   statusdays on market $175,000 Active 244 DOM
3. 2026-08-04
   statusdays on market $175,000 Pending 243 DOM
4. 2026-08-03
   days on market $175,000 Active 242 DOM
5. 2026-07-31
   days on market $175,000 Active 239 DOM
6. 2026-07-30
   days on market $175,000 Active 238 DOM
7. 2026-07-29
   days on market $175,000 Active 237 DOM
8. 2026-07-27
   days on market $175,000 Active 235 DOM
9. 2026-07-25
   days on market $175,000 Active 233 DOM
10. 2026-07-23
    days on market $175,000 Active 231 DOM
11. 2026-07-22
    days on market $175,000 Active 230 DOM
12. 2026-07-21
    days on market $175,000 Active 229 DOM
13. 2026-07-18
    days on market $175,000 Active 226 DOM
14. 2026-07-16
    days on market $175,000 Active 224 DOM
15. 2026-07-16
    days on market $175,000 Active 223 DOM
16. 2026-07-14
    days on market $175,000 Active 222 DOM
17. 2026-07-14
    days on market $175,000 Active 221 DOM
18. 2026-07-12
    days on market $175,000 Active 220 DOM
19. 2026-07-11
    days on market $175,000 Active 219 DOM
20. 2026-07-10
    days on market $175,000 Active 218 DOM
21. 2026-07-09
    days on market $175,000 Active 217 DOM
22. 2026-07-07
    days on market $175,000 Active 215 DOM
23. 2026-07-06
    days on market $175,000 Active 214 DOM
24. 2026-07-05
    days on market $175,000 Active 213 DOM
25. 2026-07-04
    days on market $175,000 Active 212 DOM
26. 2026-07-03
    days on market $175,000 Active 211 DOM
27. 2026-07-02
    days on market $175,000 Active 210 DOM
28. 2026-07-01
    days on market $175,000 Active 209 DOM
29. 2026-06-30
    days on market $175,000 Active 208 DOM
30. 2026-06-29
    days on market $175,000 Active 207 DOM
31. 2026-06-28
    days on market $175,000 Active 206 DOM
32. 2026-06-28
    days on market $175,000 Active 205 DOM
33. 2026-06-27
    days on market $175,000 Active 204 DOM
34. 2026-06-25
    days on market $175,000 Active 202 DOM
35. 2026-06-21
    days on market $175,000 Active 199 DOM
36. 2026-06-18
    days on market $175,000 Active 196 DOM
37. 2026-06-17
    days on market $175,000 Active 195 DOM
38. 2026-06-16
    days on market $175,000 Active 194 DOM
39. 2026-06-15
    days on market $175,000 Active 193 DOM
40. 2026-06-14
    days on market $175,000 Active 191 DOM
41. 2026-06-13
    days on market $175,000 Active 190 DOM
42. 2026-06-10
    days on market $175,000 Active 188 DOM
43. 2026-06-09
    days on market $175,000 Active 187 DOM
44. 2026-06-08
    days on market $175,000 Active 186 DOM
45. 2026-06-07
    days on market $175,000 Active 185 DOM
46. 2026-06-03
    days on market $175,000 Active 181 DOM
47. 2026-06-02
    days on market $175,000 Active 180 DOM
48. 2026-06-01
    days on market $175,000 Active 179 DOM
49. 2026-05-31
    days on market $175,000 Active 178 DOM
50. 2026-05-31
    days on market $175,000 Active 177 DOM

ⓘ 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: $3,180 · $265/mo
• Projected year-2 tax: $3,180 · $265/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 17 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: $69,480
• − Mortgage interest: −$9,803
• − Property taxes: −$3,180
• − Insurance: −$875
• − Repairs & maintenance: −$5,558
• − Management: −$5,558
• − Depreciation: −$5,091
• Taxable income: $39,414
• Est. tax owed @ 24.0%: −$9,459
• After-tax cash flow: $30,362/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $70,150–$126,270 screening

This two-unit property requires significant renovations to its kitchen, bathrooms, flooring, and interior walls to improve its condition and increase its value for both resale and rental.

Components & finishes AI

Roof asphalt shingle · good Flooring carpet

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.
• Minor Other — No visible signs of damage or wear on other components.

Repairs flagged

• Major Kitchen cabinets — The cabinets are outdated and in poor condition, requiring replacement or significant renovation.
• Major Kitchen countertops — The countertops are outdated and in poor condition, requiring replacement or significant renovation.
• Major Kitchen appliances — The appliances are outdated and in poor condition, requiring replacement or significant renovation.
• Major Bathroom fixtures — The bathroom fixtures are outdated and in poor condition, requiring replacement or significant renovation.
• Major Flooring — The flooring in the living areas and bathrooms is worn and in poor condition, requiring replacement or significant renovation.
• Major Paint — The interior walls show signs of wear and tear, with some discoloration and possibly peeling paint in certain areas, requiring repainting.

Value-add opportunities

• Both Kitchen renovation — A new kitchen with updated cabinetry, countertops, and appliances would significantly increase the home's value for both resale and rental. ↑
• Both Bathroom renovation — Upgrading the bathrooms with new fixtures and possibly a larger layout would increase the home's value for both resale and rental. ↑
• Both Flooring replacement — Replacing the worn flooring with new, more durable materials would improve the home's appearance and increase its value for both resale and rental. ↑
• Both Painting — Repainting the interior walls would improve the home's appearance and increase its value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Abram Lansing School F NY #1,277/2,108 Nat'l #16,061/41,679 Middle Cohoes Middle School F NY #497/729 Nat'l #7,813/14,009 High Cohoes High School B+ NY #665/1,100 Nat'l #1,809/17,239

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

A Composite livability gradescore 83/100

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 · 320,794 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: 6% of renters

---

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: —
• 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

+133.3% since first listed

16 events — show timeline

• 2026-03-12 Relisted — Global MLS
• 2026-02-13 Pending — Global MLS
• 2025-11-13 Relisted — Global MLS
• 2025-10-27 Pending — Global MLS
• 2025-10-20 Listed $175,000 Global MLS
• 2025-05-30 Listing Removed — Global MLS
• 2025-02-27 Listed $189,900 Global MLS
• 2025-02-23 Listing Removed — Global MLS
• 2024-12-30 Price Changed $184,900 Global MLS
• 2024-08-22 Listed $189,900 Global MLS
• 2022-08-11 Listing Removed — Global MLS
• 2022-05-17 Pending — Global MLS
• 2022-04-12 Listed $170,000 Global MLS
• 2005-05-04 Sold (Public Records) $72,165 Public Records
• 2005-04-29 Sold (MLS) $72,165 Global MLS
• 2005-02-12 Listed $75,000 Global MLS

Property tax history

+4.1%/yr

Latest (2025): $3,180 · -27.9% YoY. Source: county tax records.