158 Mohawk St · Cohoes, NY 12047

$175,000

6 bd · 2.0 ba · 2,806 sqft · MultiFamily public records · 196 Days on market

Built 1890 2,178 sqft lot $62/sqft · 48% below area Est $340k · 48% 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: 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. Budget plan $200 PLEASE NOTE RENTS ARE INCREASING TO $1,600 PER MONTH FOR BOTH FLATS STARTING 7/1

Key facts

• 2,178 sq ft lot
• Built 1890
• Listed 196 days

🏷️ Possibly a rental listed for sale. The $175,000 price doesn't fit this home's estimated sale value (~$339,684) 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.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.1% 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 $3,955/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 $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 + 7.6% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 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 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.26% ✓
• Cap rate: 19.11%
• Cash-on-cash: 45.77%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (median comp): $339,684
• List price: $175,000
• Delta: -48.48%
• 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%)	6mo	$260,000	$100	75
20 Mcelwain Ave	0.38mi	6/3.0	2,812 (+0%)	4mo	$285,000	$101	75
77 Younglove Ave	0.49mi	6/2.0	2,826 (+1%)	2mo	$320,000	$113	74
296 Saratoga St	0.39mi	5/2.0 (-1)	2,748 (-2%)	6mo	$155,000	$56	69
44 Younglove Ave	0.39mi	6/2.0	2,952 (+5%)	11mo	$340,000	$115	64
203 Congress St	0.45mi	5/2.0 (-1)	2,700 (-4%)	9mo	$150,000	$56	60
114 Congress St	0.24mi	6/3.0	3,192 (+14%)	2mo	$279,900	$88	60
42 Mcelwain Ave	0.44mi	6/3.0	3,032 (+8%)	2mo	$382,000	$126	60
43 Whitehall St	0.39mi	6/2.0	2,464 (-12%)	12mo	$292,000	$119	51
66 Park Ave	0.65mi	6/2.0	2,464 (-12%)	3mo	$220,000	$89	47
2 Garner St	0.70mi	6/4.0	2,720 (-3%)	13mo	$350,000	$129	43
106 Continental Ave	0.68mi	6/2.0	2,388 (-15%)	1mo	$250,000	$105	43

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: 48.2%
• Equity multiple: 3.24×
• Total profit: $109,909
• Equity at exit: $26,093

10-year hold

• IRR: 55.8%
• Equity multiple: 7.85×
• Total profit: $335,771
• 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 →

ZIP-level market 12047

• Home prices YoY: -10.7%
• Rents YoY: 7.6%
• Active inventory: 114
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,955 high
• Mortgage (P&I): −$918
• Tax from tax record: −$265 /mo · $3,180/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$831
• Net cashflow: $1,869

Break-even live

Break-even rent $1,589

Max offer price $175,000

Occupancy floor 48%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,954
Total (2 units)			$3,955

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
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $175,000 Active 196 DOM
2. 2026-06-17
   days on market $175,000 Active 195 DOM
3. 2026-06-16
   days on market $175,000 Active 194 DOM
4. 2026-06-15
   days on market $175,000 Active 193 DOM
5. 2026-06-14
   days on market $175,000 Active 191 DOM
6. 2026-06-13
   days on market $175,000 Active 190 DOM
7. 2026-06-10
   days on market $175,000 Active 188 DOM
8. 2026-06-09
   days on market $175,000 Active 187 DOM
9. 2026-06-08
   days on market $175,000 Active 186 DOM
10. 2026-06-07
    days on market $175,000 Active 185 DOM
11. 2026-06-03
    days on market $175,000 Active 181 DOM
12. 2026-06-02
    days on market $175,000 Active 180 DOM
13. 2026-06-01
    days on market $175,000 Active 179 DOM
14. 2026-05-31
    days on market $175,000 Active 178 DOM
15. 2026-05-31
    days on market $175,000 Active 177 DOM
16. 2026-03-12
    status Active 807-char remark

    Show marketing remark (807 chars)

    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. Budget plan $200 PLEASE NOTE RENTS ARE INCREASING TO $1,600 PER MONTH FOR BOTH FLATS STARTING 7/1

17. 2026-02-13
    status Pending 807-char remark

    Show marketing remark (807 chars)

    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. Budget plan $200 PLEASE NOTE RENTS ARE INCREASING TO $1,600 PER MONTH FOR BOTH FLATS STARTING 7/1

18. 2025-11-13
    status Active 807-char remark

    Show marketing remark (807 chars)

    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. Budget plan $200 PLEASE NOTE RENTS ARE INCREASING TO $1,600 PER MONTH FOR BOTH FLATS STARTING 7/1

19. 2025-10-27
    status Pending 807-char remark

    Show marketing remark (807 chars)

    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. Budget plan $200 PLEASE NOTE RENTS ARE INCREASING TO $1,600 PER MONTH FOR BOTH FLATS STARTING 7/1

20. 2025-10-20
    listed $175,000 Active 807-char remark

    Show marketing remark (807 chars)

    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. Budget plan $200 PLEASE NOTE RENTS ARE INCREASING TO $1,600 PER MONTH FOR BOTH FLATS STARTING 7/1

21. 2025-05-30
    historical
22. 2025-02-27
    listed $189,900 Active
23. 2025-02-23
    historical
24. 2024-12-30
    price $184,900
25. 2024-08-22
    listed $189,900 Active
26. 2022-08-11
    historical
27. 2022-05-17
    status Pending
28. 2022-04-12
    listed $170,000 Active
29. 2005-05-04
    soldstatus $72,165
30. 2005-04-29
    soldstatus $72,165
31. 2005-02-12
    listed $75,000

ⓘ 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: $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: $47,460
• − Mortgage interest: −$9,803
• − Property taxes: −$3,180
• − Insurance: −$875
• − Repairs & maintenance: −$3,797
• − Management: −$3,797
• − Depreciation: −$5,091
• Taxable income: $20,918
• Est. tax owed @ 24.0%: −$5,020
• After-tax cash flow: $17,405/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

+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.