115 Breslin Ave · Cohoes, NY 12047

$159,900

3 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 5 Days on market

Built 1920 2,613 sqft lot Est $158k · at est.

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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 +23.5/30.0
• DSCR +7.5/10.0
• ARV discount +6.9/15.0
• 1% rule +6.5/10.0
• 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

Listing remarks

Updated 3-bedroom, 1.5-bath home in Cohoes Schools offers incredible value for less than rent! Updates include new flooring and carpeting, fresh interior paint, updated plumbing and electrical, and new appliances. Features a spacious living room, dining area, enclosed back porch, and full basement for added storage. Enjoy a cozy fenced backyard with shed. Conveniently located just minutes to Peebles Island, golf course, parks, tennis, and basketball courts. Showings start Saturday 4/18. 3D tour attached

Key facts

• Updated electrical
• New carpeting
• New flooring

Tags

• NEW FLOORING
• NEW CARPETING
• FRESH INTERIOR PAINT
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.5% 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.
• Market conditions: Rents rising fast (+7.6%/yr); 114 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• This rent runs 33% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 8y 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 $127k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.15% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $157,638
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Continental Ave	0.18mi	3/1.0	1,173 (+5%)	15mo	$115,000	$98	71
5 Cedar St	0.41mi	3/1.5	1,213 (+8%)	1mo	$150,000	$124	64
102 Heartt Ave	0.12mi	2/1.0 (-1)	1,050 (-6%)	18mo	$180,000	$171	64
116 Lancaster St	0.73mi	3/1.0	1,100 (-2%)	10mo	$155,000	$141	55
18 1st St	0.32mi	3/2.0	1,260 (+13%)	9mo	$264,000	$210	53
515 1st Ave	0.51mi	3/1.0	1,152 (+3%)	24mo	$155,000	$135	51

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,557
• Equity at exit: $23,842

10-year hold

• IRR: 13.4%
• Equity multiple: 2.32×
• Total profit: $58,883
• Equity at exit: $13,825

Cash invested: $44,772 (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: 114
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,833 high
• Mortgage (P&I): −$839
• Tax from tax record: −$246 /mo · $2,949/yr
• Insurance: −$67
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $242

Break-even live

Break-even rent $1,527

Max offer price $159,900

Occupancy floor 82%

Sensitivity live

Price	-10% $332	-5% $287	+0% $242	+5% $196	+10% $151
Rent	-10% $97	-5% $169	+0% $242	+5% $314	+10% $386
Rate	-1.0pp $322	-0.5pp $282	base $242	+0.5pp $200	+1.0pp $158

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
192 Saratoga St Cohoes, NY	1.0–3.0	1.0–3.0	1157	$2,600	$2.25	15d	4	0.45mi
100 Waters View Cir Cohoes, NY	1.0–2.0	1.0–2.5	1281	$2,413	$1.88	15d	13	0.49mi
300 Ontario St Cohoes, NY	3.0	1.0	1100	$1,600	$1.45	15d	1	0.60mi
53 Main St Unit 3 Cohoes, NY	3.0	1.0	1200	$1,345	$1.12	24d	1	0.61mi
589 1st Ave Troy, NY	2.0	1.0	960	$1,750	$1.82	15d	1	0.63mi
129 Main St Cohoes, NY	2.0	1.0	1104	$1,350	$1.22	44d	1	0.64mi
159 Main St #2 Cohoes, NY	3.0	1.0	950	$1,295	$1.36	15d	1	0.66mi
386 3rd Ave #1 Troy, NY	3.0	1.0	1024	$1,700	$1.66	15d	1	0.68mi
196 Main St Cohoes, NY	2.0	1.0	1200	$1,375	$1.15	24d	1	0.69mi
338 Saratoga St Unit 2 Cohoes, NY	3.0	1.5	1200	$1,495	$1.25	44d	1	0.74mi
193 Congress St Unit 2 Cohoes, NY	2.0	2.0	968	$1,600	$1.65	15d	1	0.75mi
290 2nd Ave Troy, NY	3.0	1.0	1400	$1,600	$1.14	22d	1	0.76mi
121 Columbia Gdns Cohoes, NY	1.0–3.0	1.0–2.0	863	$2,294	$2.66	15d	7	0.83mi
499 6th Ave Troy, NY	2.0	1.0	750	$1,250	$1.67	22d	1	0.83mi
124 Columbia St Fl 2 Cohoes, NY	2.0	1.0	1200	$1,400	$1.17	15d	1	0.85mi
45 Johnston Ave Cohoes, NY	2.0	2.0	1262	$2,300	$1.82	15d	3	0.87mi
415 7th Ave Unit 2 Troy, NY	3.0	1.0	850	$1,675	$1.97	15d	1	0.89mi
1 Hamilton St Unit 1 Cohoes, NY	2.0	1.0	800	$1,095	$1.37	24d	1	0.97mi
1 Hamilton St #2 Cohoes, NY	4.0	1.0	900	$1,295	$1.44	44d	1	0.97mi
12-16 Mangam St Unit 12B Cohoes, NY	2.0	1.0	850	$1,225	$1.44	44d	1	0.99mi
750 2nd Ave Troy, NY	1.0–3.0	1.0–1.5	1185	$1,711	$1.44	15d	1	0.99mi
60 McElwain Ave Unit 1 Cohoes, NY	4.0	1.0	1000	$1,495	$1.50	44d	1	1.00mi
21 120th St Troy, NY	4.0	1.0	1200	$1,300	$1.08	22d	1	1.02mi
100 N Mohawk St Cohoes, NY	1.0–3.0	1.0–3.0	1769	$3,840	$2.17	15d	18	1.04mi
29 Walnut St Unit / 2nd Floor Cohoes, NY	3.0	1.0	1200	$1,700	$1.42	44d	1	1.04mi
157 6th Ave Unit 2 Troy, NY	3.0	1.0	1300	$1,350	$1.04	20d	1	1.16mi
11 Parker Ln Unit 5 Waterford, NY	2.0	2.5	1500	$2,800	$1.87	15d	1	1.17mi
140 5th Ave Unit 2 Troy, NY	3.0	1.0	1200	$1,395	$1.16	24d	1	1.17mi
50 Mann Ave Unit 2 Cohoes, NY	2.0	1.0	1300	$1,800	$1.38	24d	1	1.17mi
131 6th Ave Troy, NY	4.0	1.0	1400	$2,325	$1.66	15d	1	1.22mi
811 6th Ave #2 Troy, NY	2.0	1.0	950	$1,500	$1.58	15d	1	1.28mi
40 102nd St Apt 6 Troy, NY	2.0	1.0	1000	$1,200	$1.20	24d	1	1.30mi
112 Broad St Unit 4 Waterford, NY	2.0	2.0	1000	$1,800	$1.80	15d	1	1.31mi
28 Leversee Ave Cohoes, NY	2.0	1.0	1000	$1,700	$1.70	44d	1	1.34mi
8 Cindy Way Cohoes, NY	3.0	1.5	1420	$2,300	$1.62	44d	1	1.34mi
12 Stoneledge Dr Apt 1 Troy, NY	2.0	2.0	1210	$2,000	$1.65	44d	1	1.42mi
413 Diamond Rock Cir Troy, NY	2.0	2.0	1252	$2,100	$1.68	20d	1	1.43mi
413 Diamond Rock Cir Troy, NY	2.0	2.0	1252	$2,100	$1.68	15d	1	1.43mi

Listing history 32 events

1. 2026-04-21
   status Pending
2. 2026-04-16
   listed $159,900 Active
3. 2026-03-10
   historical
4. 2026-01-08
   price $189,900
5. 2025-10-16
   price $194,900
6. 2025-09-17
   listed $199,900 Active
7. 2025-09-17
   historical
8. 2025-09-02
   listed $199,900 Active
9. 2023-03-10
   soldstatus $127,200 Closed
10. 2023-01-29
    status Pending
11. 2023-01-12
    listed $124,900 Active
12. 2021-12-02
    historical
13. 2021-09-21
    status Back On Market
14. 2021-06-29
    status Pend (Under Cntr)
15. 2021-05-31
    listed $99,900 New
16. 2020-01-14
    historical
17. 2019-11-22
    price $99,900
18. 2019-10-14
    price $109,900
19. 2019-09-27
    listed $114,900 New
20. 2019-08-28
    soldstatus $55,000
21. 2019-08-20
    soldstatus $55,000 Closed (Final Sale)
22. 2019-06-27
    status Pend (Under Cntr)
23. 2019-06-10
    status Back On Market
24. 2019-06-05
    status Pend (Under Cntr)
25. 2019-04-17
    price $70,000
26. 2019-02-14
    price $75,000
27. 2019-01-03
    listed $78,000 New
28. 2019-01-01
    historical
29. 2018-11-24
    price $83,000
30. 2018-10-08
    price $88,000
31. 2018-08-21
    price $93,000
32. 2018-06-07
    listed $98,000 New

ⓘ 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: $2,949 · $246/mo
• Projected year-2 tax: $2,949 · $246/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 10/10 Extreme FEMA zone X (unshaded) · 99% 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 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: $21,995
• − Mortgage interest: −$8,957
• − Property taxes: −$2,949
• − Insurance: −$1,466
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$4,652
• Taxable income: $453
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $2,790/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

+63.2% since first listed

32 events — show timeline

• 2026-04-21 Pending — Global MLS
• 2026-04-16 Listed $159,900 Global MLS
• 2026-03-10 Listing Removed — Global MLS
• 2026-01-08 Price Changed $189,900 Global MLS
• 2025-10-16 Price Changed $194,900 Global MLS
• 2025-09-17 Listing Removed — Global MLS
• 2025-09-17 Listed $199,900 Global MLS
• 2025-09-02 Listed $199,900 Global MLS
• 2023-03-10 Sold (MLS) $127,200 Global MLS
• 2023-01-29 Pending — Global MLS
• 2023-01-12 Listed $124,900 Global MLS
• 2021-12-02 Listing Removed — Global MLS
• 2021-09-21 Relisted — Global MLS
• 2021-06-29 Pending — Global MLS
• 2021-05-31 Listed $99,900 Global MLS
• 2020-01-14 Listing Removed — Global MLS
• 2019-11-22 Price Changed $99,900 Global MLS
• 2019-10-14 Price Changed $109,900 Global MLS
• 2019-09-27 Listed $114,900 Global MLS
• 2019-08-28 Sold (Public Records) $55,000 Public Records
• 2019-08-20 Sold (MLS) $55,000 Global MLS
• 2019-06-27 Pending — Global MLS
• 2019-06-10 Relisted — Global MLS
• 2019-06-05 Pending — Global MLS
• 2019-04-17 Price Changed $70,000 Global MLS
• 2019-02-14 Price Changed $75,000 Global MLS
• 2019-01-03 Listed $78,000 Global MLS
• 2019-01-01 Listing Removed — Global MLS
• 2018-11-24 Price Changed $83,000 Global MLS
• 2018-10-08 Price Changed $88,000 Global MLS
• 2018-08-21 Price Changed $93,000 Global MLS
• 2018-06-07 Listed $98,000 Global MLS

Property tax history

+4.6%/yr

Latest (2025): $2,949 · -23.8% YoY. Source: county tax records.