113 Kings Rd · Coxsackie, NY 12051

$179,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 6 Days on market

Built 1995 7,840 sqft lot Est $200k · 10% under

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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 +12.7/30.0
• ARV discount +12.2/15.0
• Appreciation +10.0/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Easy living in this clean and bright 2 bedroom ranch. Nothing to do but move right in! Spacious great room with cathedral ceiling and new wood floors. Both bedrooms also have new wood floors. 1st floor laundry. Wonderful back deck leads to nice fenced back yard. Easy access to NYS Thruway (Exit 21B), only 20 minutes to Albany. Pack your bags! Excellent Condition

Key facts

• 7,840 sq ft lot
• Built 1995
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-19 ($-224/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (4.9% below list).
• Recommended offer: $170k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.2% in Coxsackie — 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 73/100 on livability (#310 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F.
• Coxsackie-Athens Central School District (town): math 43% / reading 56% proficiency, ranked #384 of 590 in NY (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 active listings in the ZIP; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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 $104k; list at $179k implies a 72% gain — meaningful room to come down on a strong offer.

Recommended offer $170,154 (4.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $200,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Kings Rd	0.00mi	2/1.0	800 (0%)	0mo	$200,000	$250	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.92×
• Total profit: $96,404
• Equity at exit: $161,257

10-year hold

• IRR: 21.3%
• Equity multiple: 6.69×
• Total profit: $285,032
• Equity at exit: $347,758

Cash invested: $50,120 (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 12051

• Home prices YoY: 17.7%
• Active inventory: 48
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$350 /mo · $4,195/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-19

Break-even live

Break-even rent $1,725

Max offer price $175,707

Occupancy floor 96%

Sensitivity live

Price	-10% $83	-5% $32	+0% $-19	+5% $-69	+10% $-120
Rent	-10% $-153	-5% $-86	+0% $-19	+5% $49	+10% $116
Rate	-1.0pp $72	-0.5pp $27	base $-19	+0.5pp $-65	+1.0pp $-112

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-23
   status Pending
2. 2026-04-17
   listed $179,000 Active
3. 2016-04-18
   listed $105,000
4. 2014-08-01
   soldstatus $103,880 371-char remark

   Show marketing remark (371 chars)

   Easy living in this clean and bright 2 bedroom ranch. Nothing to do but move right in! Spacious great room with cathedral ceiling and new wood floors. Both bedrooms also have new wood floors. 1st floor laundry. Wonderful back deck leads to nice fenced back yard. Easy access to NYS Thruway (Exit 21B), only 20 minutes to Albany. Pack your bags! Excellent Condition

5. 2014-01-27
   listed $105,000 371-char remark

   Show marketing remark (371 chars)

   Easy living in this clean and bright 2 bedroom ranch. Nothing to do but move right in! Spacious great room with cathedral ceiling and new wood floors. Both bedrooms also have new wood floors. 1st floor laundry. Wonderful back deck leads to nice fenced back yard. Easy access to NYS Thruway (Exit 21B), only 20 minutes to Albany. Pack your bags! Excellent Condition

6. 2011-06-09
   soldstatus $85,000
7. 2011-06-08
   soldstatus $85,000
8. 2011-05-06
   listed $109,500
9. 1995-05-11
   soldstatus $18,500

ⓘ 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: $4,195 · $350/mo
• Projected year-2 tax: $4,195 · $350/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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: $20,418
• − Mortgage interest: −$10,027
• − Property taxes: −$4,195
• − Insurance: −$895
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$5,207
• Taxable loss: −$3,172
• Est. tax savings @ 24.0%: +$761
• After-tax cash flow: $538/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: Coxsackie-Athens Central School District
• NCES district ID: 3608490
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 56% ▲ 19.00%
• Median HH income: $55,006
• Composite: 42.8/100
• National rank: #3143
• State rank: #384 of 590 in NY

Livability — Coxsackie

• Score: 73/100
• State rank: #310
• US rank: #5149

Category grades

Amenities F Commute F Cost of living B- Crime A Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coxsackie, NY
• Population (ZIP): 5,706

Population outlook (Greene County) Hauer SSP2

• Today (2025): 44,963 people
• By 2030: 43,126 · -4.1%
• By 2040: 38,756 · -13.8%
• By 2050: 34,913 · -22.4%
• By 2075: 28,156 · -37.4%
• By 2100: 22,296 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Greene

• 2024 margin: R (+17.0) · D 41.5% · R 58.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -9.9pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+15.6 2016: R+27.4 2012: R+11.1 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 55.86%
• Current HPI: 371.238
• 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

+867.6% since first listed

9 events — show timeline

• 2026-04-23 Pending — HVCRMLS
• 2026-04-17 Listed $179,000 HVCRMLS
• 2016-04-18 Listed $105,000 HVCRMLS
• 2014-08-01 Sold (MLS) $103,880 Global MLS
• 2014-01-27 Listed $105,000 Global MLS
• 2011-06-09 Sold (Public Records) $85,000 Public Records
• 2011-06-08 Sold (MLS) $85,000 Global MLS
• 2011-05-06 Listed $109,500 Global MLS
• 1995-05-11 Sold (Public Records) $18,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $4,195 · +1.2% YoY. Source: county tax records.