69 Saratoga Ave · Cohoes, NY 12188

$372,000

3 bd · 1.5 ba · 1,832 sqft · SingleFamily public records · 8 Days on market

Built 1900 6,098 sqft lot $203/sqft · 46% above area Est $527k · 29% 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 +7.6/30.0
• Schools +5.1/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Brick three family. All newly renovated and fully rented. Nice yard with deck. May be sold as a package with 3 others. 8 Saratoga Ave, 95 4th St, 66 4th St. Very Good Condition

Key facts

• 6,098 sq ft lot
• 4 parking spots
• Built 1900

Tags

• THREE-FAMILY BRICK BUILDING
• ORIGINAL HARDWOOD FLOORS
• LARGE LIVING AND DINING AREAS
• REAR ENCLOSED PORCHES

Property features AI

Finance

• Financial info: Tenant pays: hot water, heat, internet, cable TV, electricity, gas; Owner pays: water, sewer

Exterior

• Parking: 4 paved parking spaces
• Utilities: Public water; Public sewer
• Home design: Triplex; 3 units total; Living area approximately 3,801
• Construction: Brick construction
• Exterior features: Rubber roof

Interior

• Kitchen: Each unit includes a kitchen
• Bedrooms: Unit 1: 2 bedrooms on 1st floor; Unit 2: 2 bedrooms on 2nd floor; Unit 3: 2 bedrooms on 3rd floor
• Flooring: Hardwood
• Bathrooms: 3 full bathrooms (one on each floor)
• Heating & cooling: Forced air heating; Natural gas; Has heating
• Interior features: Paddle fan; High-speed internet
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $372k.

Deal economics

• At list price, monthly cash flow is $-454 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (34.9% below list).
• Recommended offer: $242k (34.9% 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-.
• Waterford-Halfmoon Union Free School District (rural): math 60% / reading 54% proficiency, ranked #322 of 755 in NY (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Waterford-Halfmoon Elementary School (math 42% / reading 62%, grade C-, #988 of 2,108 statewide, top 49%, 402 students, 45% FRL); Waterford-Halfmoon Junior-Senior High School (math 62% / reading 44%, grade C-, #934 of 1,100 statewide, top 86%, 336 students, 36% FRL).
• Market conditions: 48 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).
• This rent runs 31% of the median local income ($92k/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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $275k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $242,175 (34.9% 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. Built in 1900 — 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: 0.65% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.23%
• DSCR: 0.77
• GRM: 12.8

CMA / ARV

• ARV (median comp): $527,336
• List price: $372,000
• Delta: -29.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 1/2 Saratoga Ave	0.02mi	3/1.5	1,832 (0%)	10mo	$275,000	$150	90
30 Canal St	0.03mi	3/1.5	1,800 (-2%)	17mo	$256,000	$142	81
6 Shear Ct	0.18mi	4/2.0 (+1)	1,838 (+0%)	16mo	$352,500	$192	71
30 2nd Ave	0.13mi	3/2.0	1,725 (-6%)	21mo	$260,000	$151	65
47 Columbus Ave	0.27mi	4/2.0 (+1)	1,680 (-8%)	22mo	$375,000	$223	48
37 Mohawk Ave	0.68mi	3/1.5	1,580 (-14%)	9mo	$247,500	$157	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.3%
• Equity multiple: 0.14×
• Total profit: $-89,303
• Equity at exit: $55,466

10-year hold

• IRR: -21.5%
• Equity multiple: -0.11×
• Total profit: $-115,381
• Equity at exit: $32,164

Cash invested: $104,160 (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 12188

• Home prices YoY: -13.3%
• Active inventory: 48
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,422 high
• Mortgage (P&I): −$1,951
• Tax from tax record: −$262 /mo · $3,140/yr
• Insurance: −$155
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-454

Break-even live

Break-even rent $2,997

Max offer price $291,746

Occupancy floor —

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: $93,000
• Closing costs: $11,160
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 N Mohawk St Cohoes, NY	1.0–3.0	1.0–3.0	1769	$3,840	$2.17	14d	18	0.59mi
100 Waters View Cir Cohoes, NY	1.0–2.0	1.0–2.5	1281	$2,413	$1.88	14d	13	0.74mi
53 Park Ave Cohoes, NY	3.0	1.0	1875	$1,600	$0.85	14d	1	0.75mi
45 Johnston Ave Cohoes, NY	2.0	2.0	1262	$2,300	$1.82	14d	3	0.79mi
6 Hamilton Pl Unit 2 Cohoes, NY	3.0	1.0	2300	$1,999	$0.87	19d	1	0.79mi
12 White St Cohoes, NY	3.0	2.0	1790	$2,895	$1.62	19d	1	0.85mi
192 Saratoga St Cohoes, NY	1.0–3.0	1.0–3.0	1157	$2,600	$2.25	14d	4	0.88mi
8 Cindy Way Cohoes, NY	3.0	1.5	1420	$2,300	$1.62	43d	1	0.92mi
11 Parker Ln Unit 5 Waterford, NY	2.0	2.5	1500	$2,800	$1.87	14d	1	0.95mi
27 McElwain Ave Cohoes, NY	2.0	2.0	2000	$2,300	$1.15	43d	1	0.96mi
750 2nd Ave Troy, NY	1.0–3.0	1.0–1.5	1185	$1,711	$1.44	14d	1	1.09mi
50 Mann Ave Unit 2 Cohoes, NY	2.0	1.0	1300	$1,800	$1.38	23d	1	1.20mi

Listing history 11 events

1. 2026-05-07
   status Pending 485-char remark
2. 2026-04-29
   listed $372,000 Active 485-char remark
3. 2025-09-02
   soldstatus $275,000
4. 2017-06-07
   soldstatus $235,000 Closed (Final Sale) 182-char remark

   Show marketing remark (182 chars)

   Great Brick three family. All newly renovated and fully rented. Nice yard with deck. May be sold as a package with 3 others. 8 Saratoga Ave, 95 4th St, 66 4th St. Very Good Condition

5. 2017-04-26
   status Pend (Under Cntr) 182-char remark

   Show marketing remark (182 chars)

   Great Brick three family. All newly renovated and fully rented. Nice yard with deck. May be sold as a package with 3 others. 8 Saratoga Ave, 95 4th St, 66 4th St. Very Good Condition

6. 2017-04-23
   status Active 182-char remark

   Show marketing remark (182 chars)

   Great Brick three family. All newly renovated and fully rented. Nice yard with deck. May be sold as a package with 3 others. 8 Saratoga Ave, 95 4th St, 66 4th St. Very Good Condition

7. 2017-04-23
   listed $279,900 New 182-char remark

   Show marketing remark (182 chars)

   Great Brick three family. All newly renovated and fully rented. Nice yard with deck. May be sold as a package with 3 others. 8 Saratoga Ave, 95 4th St, 66 4th St. Very Good Condition

8. 2017-04-23
   historical 182-char remark

   Show marketing remark (182 chars)

   Great Brick three family. All newly renovated and fully rented. Nice yard with deck. May be sold as a package with 3 others. 8 Saratoga Ave, 95 4th St, 66 4th St. Very Good Condition

9. 2013-11-14
   soldstatus $100,000

   Show marketing remark (375 chars)

   This is a diamond in the rough with the potential of bringing in good income. All floors need updates and work but the first floor could be lived in while updating the 2nd and 3rd floors. Laundry hook ups on all floors. Fenced in yard. No income records because family occupied building. Washer/Dryer hook up on all floors. Property "Sold As Is". Good Condition

10. 2013-09-29
    historical

    Show marketing remark (375 chars)

    This is a diamond in the rough with the potential of bringing in good income. All floors need updates and work but the first floor could be lived in while updating the 2nd and 3rd floors. Laundry hook ups on all floors. Fenced in yard. No income records because family occupied building. Washer/Dryer hook up on all floors. Property "Sold As Is". Good Condition

11. 2013-08-26
    listed $139,900

    Show marketing remark (375 chars)

    This is a diamond in the rough with the potential of bringing in good income. All floors need updates and work but the first floor could be lived in while updating the 2nd and 3rd floors. Laundry hook ups on all floors. Fenced in yard. No income records because family occupied building. Washer/Dryer hook up on all floors. Property "Sold As Is". Good Condition

ⓘ 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: $3,140 · $262/mo
• Projected year-2 tax: $4,713 · $393/mo
• Expected delta: +$1,573/yr (+$131/mo · 50.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $29,061
• − Mortgage interest: −$20,838
• − Property taxes: −$3,140
• − Insurance: −$1,860
• − Repairs & maintenance: −$2,325
• − Management: −$2,325
• − Depreciation: −$10,822
• Taxable loss: −$12,248
• Est. tax savings @ 24.0%: +$2,940
• After-tax cash flow: $-2,512/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: Waterford-Halfmoon Union Free School District
• NCES district ID: 3630060
• Math proficiency: 60% ▲ 3.00%
• Reading proficiency: 54% ▲ 2.00%
• Median HH income: $53,359
• Composite: 50.65/100
• National rank: #3943
• State rank: #322 of 755 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

• County: Saratoga County · 166,192 people
• City population: 23,532
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 10,988
• Household income: $92,279
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 129.0

Population outlook (Saratoga County) Hauer SSP2

• Today (2025): 238,889 people
• By 2030: 243,681 · +2.0%
• By 2040: 249,118 · +4.3%
• By 2050: 248,638 · +4.1%
• By 2075: 241,675 · +1.2%
• By 2100: 213,150 · -10.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 4% Two or more races 4% Black 3% Native American 2% Asian 1%
• Common ancestry: Lithuanian 8% Romanian 4% German 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 2% Other Indo-European 2% Spanish 1%

Political lean MEDSL · Saratoga

• 2024 margin: Toss-up / Even · D 50.9% · R 49.1%
• 2008→2024 swing: -1.6pp toward R · 2008: 3.4pp · 2024: 1.8pp
• All cycles: 2024: D+1.8 2020: D+5.4 2016: R+4.4 2012: D+2.1 2008: D+3.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.55%
• Current HPI: 316.5619
• Rent YoY: —
• 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

+165.9% since first listed

11 events — show timeline

• 2026-05-07 Pending — Global MLS
• 2026-04-29 Listed $372,000 Global MLS
• 2025-09-02 Sold (Public Records) $275,000 Public Records
• 2017-06-07 Sold (MLS) $235,000 Global MLS
• 2017-04-26 Pending — Global MLS
• 2017-04-23 Relisted — Global MLS
• 2017-04-23 Listed $279,900 Global MLS
• 2017-04-23 Listing Removed — Global MLS
• 2013-11-14 Sold (MLS) $100,000 Global MLS
• 2013-09-29 Listing Removed — Global MLS
• 2013-08-26 Listed $139,900 Global MLS

Property tax history

+10.5%/yr

Latest (2025): $3,140 · +3.4% YoY. Source: county tax records.