27 Lansing St · Cohoes, NY 12047

$239,000

3 bd · 1.5 ba · 1,320 sqft · SingleFamily public records · 159 Days on market

Built 1892 1,306 sqft lot $181/sqft · at area comps Est $250k · at est.

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Why this score? — see what drove the D- 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).

• ARV discount +9.4/15.0
• Cash flow +8.2/30.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this updated two family home in the heart of Cohoes. Each unit features two bedrooms and one full bath with spacious living and kitchen areas that offer a comfortable and functional layout. Enjoy a small fully fenced backyard that is perfect for grilling entertaining or letting pets run around while still being easy to maintain. The second floor unit is currently vacant making this an ideal owner occupant or investment opportunity. Live in one unit while offsetting your mortgage with rental income or add this property to your portfolio with strong rental potential. Recent updates include fresh paint newer siding windows roof and forced hot air heating providing peace of mind for years to come. Conveniently located near shops restaurants schools and major routes this property offers both comfort and accessibility. Schedule your showing today and take advantage of this great opportunity.

Key facts

• Fresh paint
• Newer siding
• Newer windows

Tags

• UPDATED TWO FAMILY HOME
• FULLY FENCED BACKYARD
• STRONG RENTAL POTENTIAL
• FRESH PAINT
• NEWER SIDING
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (25.6% below list).
• Recommended offer: $178k (25.6% below list) — sets the bar for 1% rule.

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: Rents rising fast (+7.6%/yr); 115 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 32% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $11k; list at $239k implies a 2073% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1892 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,776 (25.6% 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. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1892 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.74% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 11.2

CMA / ARV

• ARV (median comp): $249,527
• List price: $239,000
• Delta: -4.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Central Ave	0.09mi	3/2.0	1,320 (0%)	2mo	$195,000	$148	92
150 Lancaster St	0.14mi	3/1.0	1,176 (-11%)	4mo	$260,000	$221	70
5 Cedar St	0.34mi	3/1.5	1,213 (-8%)	1mo	$150,000	$124	70
18 Grandview Ave	0.35mi	3/1.5	1,236 (-6%)	6mo	$367,000	$297	68
8 Jefferson Ave	0.41mi	3/1.0	1,380 (+4%)	10mo	$297,000	$215	63
133 Bridge Ave	0.55mi	3/1.5	1,408 (+7%)	2mo	$260,000	$185	62
17 Krug Pl	0.26mi	2/2.0 (-1)	1,201 (-9%)	6mo	$316,500	$264	61
18 1st St	0.48mi	3/2.0	1,260 (-4%)	9mo	$264,000	$210	60
42 Shannon Ave	0.24mi	2/2.0 (-1)	1,478 (+12%)	3mo	$150,000	$101	60
31 James St	0.25mi	4/2.0 (+1)	1,152 (-13%)	2mo	$175,000	$152	59
204 Columbia St	0.55mi	2/1.5 (-1)	1,410 (+7%)	4mo	$235,800	$167	55
109 Johnston Ave	0.55mi	2/1.0 (-1)	1,144 (-13%)	7mo	$230,000	$201	40

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: -18.2%
• Equity multiple: 0.33×
• Total profit: $-44,577
• Equity at exit: $35,636

10-year hold

• IRR: -3.5%
• Equity multiple: 0.72×
• Total profit: $-18,537
• Equity at exit: $20,664

Cash invested: $66,920 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$279 /mo · $3,345/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-227

Break-even live

Break-even rent $2,065

Max offer price $198,859

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-160	+0% $-227	+5% $-295	+10% $-363
Rent	-10% $-368	-5% $-297	+0% $-227	+5% $-157	+10% $-87
Rate	-1.0pp $-107	-0.5pp $-166	base $-227	+0.5pp $-289	+1.0pp $-352

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Main St Cohoes, NY	2.0	1.0	1104	$1,350	$1.22	45d	1	0.11mi
159 Main St #2 Cohoes, NY	3.0	1.0	950	$1,295	$1.36	16d	1	0.12mi
193 Congress St Unit 2 Cohoes, NY	2.0	2.0	968	$1,600	$1.65	16d	1	0.17mi
196 Main St Cohoes, NY	2.0	1.0	1200	$1,375	$1.15	25d	1	0.19mi
121 Columbia Gdns Cohoes, NY	1.0–3.0	1.0–2.0	863	$2,294	$2.66	16d	7	0.21mi
124 Columbia St Fl 2 Cohoes, NY	2.0	1.0	1200	$1,400	$1.17	16d	1	0.21mi
53 Main St Unit 3 Cohoes, NY	3.0	1.0	1200	$1,345	$1.12	25d	1	0.24mi
338 Saratoga St Unit 2 Cohoes, NY	3.0	1.5	1200	$1,495	$1.25	45d	1	0.27mi
12 White St Cohoes, NY	3.0	2.0	1790	$2,895	$1.62	21d	1	0.33mi
192 Saratoga St Cohoes, NY	1.0–3.0	1.0–3.0	1157	$2,600	$2.25	16d	4	0.33mi
300 Ontario St Cohoes, NY	3.0	1.0	1100	$1,600	$1.45	16d	1	0.43mi
29 Walnut St Unit / 2nd Floor Cohoes, NY	3.0	1.0	1200	$1,700	$1.42	45d	1	0.50mi
60 McElwain Ave Unit 1 Cohoes, NY	4.0	1.0	1000	$1,495	$1.50	45d	1	0.50mi
50 Mann Ave Unit 2 Cohoes, NY	2.0	1.0	1300	$1,800	$1.38	25d	1	0.61mi
45 Johnston Ave Cohoes, NY	2.0	2.0	1262	$2,300	$1.82	16d	3	0.61mi
1 Hamilton St #2 Cohoes, NY	4.0	1.0	900	$1,295	$1.44	45d	1	0.83mi
28 Leversee Ave Cohoes, NY	2.0	1.0	1000	$1,700	$1.70	45d	1	0.90mi
53 Park Ave Cohoes, NY	3.0	1.0	1875	$1,600	$0.85	16d	1	0.93mi
100 N Mohawk St Cohoes, NY	1.0–3.0	1.0–3.0	1769	$3,840	$2.17	16d	18	0.99mi
8 Cindy Way Cohoes, NY	3.0	1.5	1420	$2,300	$1.62	45d	1	1.12mi
290 2nd Ave Troy, NY	3.0	1.0	1400	$1,600	$1.14	23d	1	1.14mi
100 Waters View Cir Cohoes, NY	1.0–2.0	1.0–2.5	1281	$2,413	$1.88	16d	13	1.22mi
386 3rd Ave #1 Troy, NY	3.0	1.0	1024	$1,700	$1.66	16d	1	1.22mi
140 5th Ave Unit 2 Troy, NY	3.0	1.0	1200	$1,395	$1.16	25d	1	1.35mi
589 1st Ave Troy, NY	2.0	1.0	960	$1,750	$1.82	16d	1	1.37mi
157 6th Ave Unit 2 Troy, NY	3.0	1.0	1300	$1,350	$1.04	21d	1	1.38mi
131 6th Ave Troy, NY	4.0	1.0	1400	$2,325	$1.66	16d	1	1.40mi
40 102nd St Apt 6 Troy, NY	2.0	1.0	1000	$1,200	$1.20	25d	1	1.47mi

Listing history 28 events

1. 2026-06-21
   days on market $239,000 Active 159 DOM
2. 2026-06-18
   days on market $239,000 Active 156 DOM
3. 2026-06-17
   days on market $239,000 Active 155 DOM
4. 2026-06-16
   days on market $239,000 Active 154 DOM
5. 2026-06-15
   days on market $239,000 Active 153 DOM
6. 2026-06-14
   days on market $239,000 Active 151 DOM
7. 2026-06-13
   days on market $239,000 Active 150 DOM
8. 2026-06-10
   days on market $239,000 Active 148 DOM
9. 2026-06-09
   days on market $239,000 Active 147 DOM
10. 2026-06-08
    days on market $239,000 Active 146 DOM
11. 2026-06-07
    days on market $239,000 Active 145 DOM
12. 2026-06-03
    days on market $239,000 Active 141 DOM
13. 2026-06-02
    days on market $239,000 Active 140 DOM
14. 2026-06-01
    days on market $239,000 Active 139 DOM
15. 2026-05-31
    days on market $239,000 Active 138 DOM
16. 2026-05-31
    days on market $239,000 Active 137 DOM
17. 2026-01-13
    listed $239,000 Active 918-char remark

    Show marketing remark (918 chars)

    Welcome to this updated two family home in the heart of Cohoes. Each unit features two bedrooms and one full bath with spacious living and kitchen areas that offer a comfortable and functional layout. Enjoy a small fully fenced backyard that is perfect for grilling entertaining or letting pets run around while still being easy to maintain. The second floor unit is currently vacant making this an ideal owner occupant or investment opportunity. Live in one unit while offsetting your mortgage with rental income or add this property to your portfolio with strong rental potential. Recent updates include fresh paint newer siding windows roof and forced hot air heating providing peace of mind for years to come. Conveniently located near shops restaurants schools and major routes this property offers both comfort and accessibility. Schedule your showing today and take advantage of this great opportunity.

18. 2015-04-29
    soldstatus $11,000 507-char remark

    Show marketing remark (507 chars)

    Handyman Special- Needs TLC. Roof has been tarped but a new roof is needed. Requires rehab after previous tenant. Used as a single family. Requires TLC , not far from Lansing Park. Priced to allow rehab and can be refined as a single family or returned to two family status.Requires significant work, sold as is. Contact me for information on programs that will allow you to borrow the funds necessary to repair and renovate this house to its highest use! Use the rental income to help you pay a mortgage!

19. 2015-04-20
    historical 507-char remark

    Show marketing remark (507 chars)

    Handyman Special- Needs TLC. Roof has been tarped but a new roof is needed. Requires rehab after previous tenant. Used as a single family. Requires TLC , not far from Lansing Park. Priced to allow rehab and can be refined as a single family or returned to two family status.Requires significant work, sold as is. Contact me for information on programs that will allow you to borrow the funds necessary to repair and renovate this house to its highest use! Use the rental income to help you pay a mortgage!

20. 2014-10-16
    listed $20,000 507-char remark

    Show marketing remark (507 chars)

    Handyman Special- Needs TLC. Roof has been tarped but a new roof is needed. Requires rehab after previous tenant. Used as a single family. Requires TLC , not far from Lansing Park. Priced to allow rehab and can be refined as a single family or returned to two family status.Requires significant work, sold as is. Contact me for information on programs that will allow you to borrow the funds necessary to repair and renovate this house to its highest use! Use the rental income to help you pay a mortgage!

21. 2008-08-12
    soldstatus $32,000
22. 2008-08-01
    soldstatus $32,000
23. 2008-07-26
    historical
24. 2008-01-22
    listed $34,900
25. 2006-11-28
    soldstatus $100,000
26. 2006-11-17
    soldstatus $56,000
27. 2006-10-05
    historical
28. 2006-08-28
    listed $65,000

ⓘ 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: $3,345 · $279/mo
• Projected year-2 tax: $3,692 · $308/mo
• Expected delta: +$347/yr (+$29/mo · 10.4%)

ⓘ 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 ≥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: $21,333
• − Mortgage interest: −$13,388
• − Property taxes: −$3,345
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$6,953
• Taxable loss: −$6,960
• Est. tax savings @ 24.0%: +$1,671
• After-tax cash flow: $-1,056/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

+267.7% since first listed

12 events — show timeline

• 2026-01-13 Listed $239,000 Global MLS
• 2015-04-29 Sold (MLS) $11,000 Global MLS
• 2015-04-20 Listing Removed — Global MLS
• 2014-10-16 Listed $20,000 Global MLS
• 2008-08-12 Sold (Public Records) $32,000 Public Records
• 2008-08-01 Sold (MLS) $32,000 Global MLS
• 2008-07-26 Listing Removed — Global MLS
• 2008-01-22 Listed $34,900 Global MLS
• 2006-11-28 Sold (Public Records) $100,000 Public Records
• 2006-11-17 Sold (MLS) $56,000 Global MLS
• 2006-10-05 Listing Removed — Global MLS
• 2006-08-28 Listed $65,000 Global MLS

Property tax history

+5.3%/yr

Latest (2025): $3,345 · -18.2% YoY. Source: county tax records.