188 Columbia St · Cohoes, NY 12047

$229,900

4 bd · 1.5 ba · 1,509 sqft · SingleFamily public records · 22 Days on market

Built 1910 2,178 sqft lot $152/sqft · 20% below area Est $288k · 20% under

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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 +15.0/15.0
• Cash flow +11.2/30.0
• Rent growth +4.4/5.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and well-maintained 3-bedroom, 2-bathroom home in the heart of Cohoes, offering exceptional value at this price point. The home features a flexible layout with spacious living areas, great natural light, and a comfortable flow throughout. The kitchen offers ample cabinet space and functionality, with hardwood floors on the main level and new carpeting upstairs. Additional living space provides flexibility for a home office, guest area, or potential for an additional bedroom depending on your needs. Recent improvements and cosmetic updates make this property move-in ready while still offering opportunity to add your own personal touches. Off-street parking and a convenient location close to shops, parks, and major routes make this a strong option for both owner-occupants and investors. Move-in ready homes in this price range don't last, schedule your showing today.

Key facts

• New carpeting
• Ample cabinet space
• Convenient location

Tags

• AMPLE CABINET SPACE
• HARDWOOD FLOORS
• NEW CARPETING
• ADDITIONAL LIVING SPACE
• OFF-STREET PARKING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (7.7% below list).
• Recommended offer: $212k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.7% in Cohoes — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 39% 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 22 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y 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 $142k; list at $230k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $212,142 (7.7% 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. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.92% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 9.0

CMA / ARV

• ARV (median comp): $288,015
• List price: $229,900
• Delta: -20.18%
• 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
52 Sargent St	0.45mi	3/2.0 (-1)	1,573 (+4%)	9mo	$90,000	$57	57
6a Elaine Ct	0.39mi	4/2.0	1,604 (+6%)	17mo	$545,000	$340	55
56 Central Ave	0.45mi	3/2.0 (-1)	1,320 (-12%)	2mo	$195,000	$148	49
16 Wilson Ln	0.69mi	3/2.0 (-1)	1,536 (+2%)	11mo	$376,608	$245	48
155 Central Ave	0.66mi	3/2.0 (-1)	1,500 (-1%)	19mo	$210,000	$140	45
8 Jefferson Ave	0.54mi	3/1.0 (-1)	1,380 (-8%)	10mo	$297,000	$215	45
73 Meadowlark Dr	0.71mi	3/1.5 (-1)	1,452 (-4%)	14mo	$308,500	$212	44
11 Newark St	0.68mi	3/1.5 (-1)	1,488 (-1%)	21mo	$250,000	$168	44
295 Vliet Blvd	0.70mi	3/1.5 (-1)	1,494 (-1%)	24mo	$225,000	$151	41
1 Arlington Rd	0.41mi	4/1.5	1,723 (+14%)	21mo	$325,000	$189	40
202 Main St	0.71mi	5/2.0 (+1)	1,594 (+6%)	14mo	$110,000	$69	39
197 Remsen St	0.58mi	3/2.0 (-1)	1,660 (+10%)	14mo	$109,000	$66	38

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: -13.4%
• Equity multiple: 0.50×
• Total profit: $-32,376
• Equity at exit: $34,279

10-year hold

• IRR: 2.1%
• Equity multiple: 1.18×
• Total profit: $11,613
• Equity at exit: $19,878

Cash invested: $64,372 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,121 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$461 /mo · $5,537/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-87

Break-even live

Break-even rent $2,231

Max offer price $214,549

Occupancy floor 99%

Sensitivity live

Price	-10% $43	-5% $-22	+0% $-87	+5% $-152	+10% $-217
Rent	-10% $-254	-5% $-171	+0% $-87	+5% $-3	+10% $81
Rate	-1.0pp $29	-0.5pp $-28	base $-87	+0.5pp $-146	+1.0pp $-207

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Walnut St Unit / 2nd Floor Cohoes, NY	3.0	1.0	1200	$1,700	$1.42	45d	1	0.08mi
121 Columbia Gdns Cohoes, NY	1.0–3.0	1.0–2.0	863	$2,294	$2.66	16d	7	0.34mi
53 Main St Unit 3 Cohoes, NY	3.0	1.0	1200	$1,345	$1.12	25d	1	0.53mi
300 Ontario St Cohoes, NY	3.0	1.0	1100	$1,600	$1.45	16d	1	0.55mi
12 White St Cohoes, NY	3.0	2.0	1790	$2,895	$1.62	21d	1	0.58mi
192 Saratoga St Cohoes, NY	1.0–3.0	1.0–3.0	1157	$2,600	$2.25	16d	4	0.68mi
8 Cindy Way Cohoes, NY	3.0	1.5	1420	$2,300	$1.62	45d	1	0.73mi
100 N Mohawk St Cohoes, NY	1.0–3.0	1.0–3.0	1769	$3,840	$2.17	16d	18	0.76mi
338 Saratoga St Unit 2 Cohoes, NY	3.0	1.5	1200	$1,495	$1.25	45d	1	0.80mi
53 Park Ave Cohoes, NY	3.0	1.0	1875	$1,600	$0.85	16d	1	1.28mi
2901 Vermont View Dr Watervliet, NY	2.0–3.0	1.0–1.5	891	$1,950	$2.19	16d	1	1.50mi

Listing history 30 events

1. 2026-05-05
   status Pending 885-char remark

   Show marketing remark (885 chars)

   Charming and well-maintained 3-bedroom, 2-bathroom home in the heart of Cohoes, offering exceptional value at this price point. The home features a flexible layout with spacious living areas, great natural light, and a comfortable flow throughout. The kitchen offers ample cabinet space and functionality, with hardwood floors on the main level and new carpeting upstairs. Additional living space provides flexibility for a home office, guest area, or potential for an additional bedroom depending on your needs. Recent improvements and cosmetic updates make this property move-in ready while still offering opportunity to add your own personal touches. Off-street parking and a convenient location close to shops, parks, and major routes make this a strong option for both owner-occupants and investors. Move-in ready homes in this price range don't last, schedule your showing today.

2. 2026-04-28
   price $229,900 885-char remark

   Show marketing remark (885 chars)

   Charming and well-maintained 3-bedroom, 2-bathroom home in the heart of Cohoes, offering exceptional value at this price point. The home features a flexible layout with spacious living areas, great natural light, and a comfortable flow throughout. The kitchen offers ample cabinet space and functionality, with hardwood floors on the main level and new carpeting upstairs. Additional living space provides flexibility for a home office, guest area, or potential for an additional bedroom depending on your needs. Recent improvements and cosmetic updates make this property move-in ready while still offering opportunity to add your own personal touches. Off-street parking and a convenient location close to shops, parks, and major routes make this a strong option for both owner-occupants and investors. Move-in ready homes in this price range don't last, schedule your showing today.

3. 2026-04-23
   status Active 885-char remark

   Show marketing remark (885 chars)

   Charming and well-maintained 3-bedroom, 2-bathroom home in the heart of Cohoes, offering exceptional value at this price point. The home features a flexible layout with spacious living areas, great natural light, and a comfortable flow throughout. The kitchen offers ample cabinet space and functionality, with hardwood floors on the main level and new carpeting upstairs. Additional living space provides flexibility for a home office, guest area, or potential for an additional bedroom depending on your needs. Recent improvements and cosmetic updates make this property move-in ready while still offering opportunity to add your own personal touches. Off-street parking and a convenient location close to shops, parks, and major routes make this a strong option for both owner-occupants and investors. Move-in ready homes in this price range don't last, schedule your showing today.

4. 2026-04-15
   status Pending 885-char remark

   Show marketing remark (885 chars)

   Charming and well-maintained 3-bedroom, 2-bathroom home in the heart of Cohoes, offering exceptional value at this price point. The home features a flexible layout with spacious living areas, great natural light, and a comfortable flow throughout. The kitchen offers ample cabinet space and functionality, with hardwood floors on the main level and new carpeting upstairs. Additional living space provides flexibility for a home office, guest area, or potential for an additional bedroom depending on your needs. Recent improvements and cosmetic updates make this property move-in ready while still offering opportunity to add your own personal touches. Off-street parking and a convenient location close to shops, parks, and major routes make this a strong option for both owner-occupants and investors. Move-in ready homes in this price range don't last, schedule your showing today.

5. 2026-04-01
   listed $239,900 Active 885-char remark

   Show marketing remark (885 chars)

   Charming and well-maintained 3-bedroom, 2-bathroom home in the heart of Cohoes, offering exceptional value at this price point. The home features a flexible layout with spacious living areas, great natural light, and a comfortable flow throughout. The kitchen offers ample cabinet space and functionality, with hardwood floors on the main level and new carpeting upstairs. Additional living space provides flexibility for a home office, guest area, or potential for an additional bedroom depending on your needs. Recent improvements and cosmetic updates make this property move-in ready while still offering opportunity to add your own personal touches. Off-street parking and a convenient location close to shops, parks, and major routes make this a strong option for both owner-occupants and investors. Move-in ready homes in this price range don't last, schedule your showing today.

6. 2019-08-17
   historical 415-char remark

   Show marketing remark (415 chars)

   Wow! What a lovely home! Really nicely updated and renovated. New kitchen with stainless steel appliances and Corian counters. Wonderful open floor plan, gleaming hardwood floors and new carpeting upstairs. Formal dining room, mud room, lots of off street parking and a super convenient location right across from a park. Perfect and move in ready! Open house this Saturday June 15th from 12-2pm! Superior Condition

7. 2019-08-15
   soldstatus $142,500 Closed (Final Sale) 415-char remark

   Show marketing remark (415 chars)

   Wow! What a lovely home! Really nicely updated and renovated. New kitchen with stainless steel appliances and Corian counters. Wonderful open floor plan, gleaming hardwood floors and new carpeting upstairs. Formal dining room, mud room, lots of off street parking and a super convenient location right across from a park. Perfect and move in ready! Open house this Saturday June 15th from 12-2pm! Superior Condition

8. 2019-05-10
   listed $144,900 New 415-char remark

   Show marketing remark (415 chars)

   Wow! What a lovely home! Really nicely updated and renovated. New kitchen with stainless steel appliances and Corian counters. Wonderful open floor plan, gleaming hardwood floors and new carpeting upstairs. Formal dining room, mud room, lots of off street parking and a super convenient location right across from a park. Perfect and move in ready! Open house this Saturday June 15th from 12-2pm! Superior Condition

9. 2019-05-06
   historical
10. 2019-04-05
    status Back On Market
11. 2019-03-18
    status Pend (Under Cntr)
12. 2019-03-08
    price $155,000
13. 2018-11-05
    listed $164,999 New
14. 2018-08-03
    historical
15. 2018-07-16
    price $179,900
16. 2018-06-28
    listed $190,000 New
17. 2018-06-28
    historical
18. 2018-06-16
    price $195,000
19. 2018-05-17
    price $205,000
20. 2018-05-06
    price $209,900
21. 2018-04-25
    price $217,000
22. 2018-03-27
    listed $220,000 New
23. 2017-12-27
    soldstatus $77,500 Closed (Final Sale)
24. 2017-12-01
    status Pend (Under Cntr)
25. 2017-10-21
    listed $77,500 New
26. 2015-10-01
    historical
27. 2015-09-09
    listed $139,000 Active
28. 2008-07-18
    historical
29. 2007-11-19
    listed $159,900
30. 2006-07-26
    soldstatus $147,300

ⓘ 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: $5,537 · $461/mo
• Projected year-2 tax: $5,537 · $461/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 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: $25,457
• − Mortgage interest: −$12,878
• − Property taxes: −$5,537
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$6,688
• Taxable loss: −$4,868
• Est. tax savings @ 24.0%: +$1,168
• After-tax cash flow: $126/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

+56.1% since first listed

30 events — show timeline

• 2026-05-05 Pending — Global MLS
• 2026-04-28 Price Changed $229,900 Global MLS
• 2026-04-23 Relisted — Global MLS
• 2026-04-15 Pending — Global MLS
• 2026-04-01 Listed $239,900 Global MLS
• 2019-08-17 Listing Removed — Global MLS
• 2019-08-15 Sold (MLS) $142,500 Global MLS
• 2019-05-10 Listed $144,900 Global MLS
• 2019-05-06 Listing Removed — Global MLS
• 2019-04-05 Relisted — Global MLS
• 2019-03-18 Pending — Global MLS
• 2019-03-08 Price Changed $155,000 Global MLS
• 2018-11-05 Listed $164,999 Global MLS
• 2018-08-03 Listing Removed — Global MLS
• 2018-07-16 Price Changed $179,900 Global MLS
• 2018-06-28 Listing Removed — Global MLS
• 2018-06-28 Listed $190,000 Global MLS
• 2018-06-16 Price Changed $195,000 Global MLS
• 2018-05-17 Price Changed $205,000 Global MLS
• 2018-05-06 Price Changed $209,900 Global MLS
• 2018-04-25 Price Changed $217,000 Global MLS
• 2018-03-27 Listed $220,000 Global MLS
• 2017-12-27 Sold (MLS) $77,500 Global MLS
• 2017-12-01 Pending — Global MLS
• 2017-10-21 Listed $77,500 Global MLS
• 2015-10-01 Listing Removed — Global MLS
• 2015-09-09 Listed $139,000 Global MLS
• 2008-07-18 Listing Removed — Global MLS
• 2007-11-19 Listed $159,900 Global MLS
• 2006-07-26 Sold (Public Records) $147,300 Public Records

Property tax history

+8.5%/yr

Latest (2025): $5,537 · +0.4% YoY. Source: county tax records.