35 Conliss Ave · Cohoes, NY 12047

$199,000

3 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 148 Days on market

Built 1950 7,405 sqft lot $173/sqft · 25% below area Est $266k · 25% 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).

• ARV discount +15.0/15.0
• Cash flow +12.5/30.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 35 Conliss Avenue, a lovely Cape Cod home in Cohoes, NY. This meticulously maintained property features 3 bedrooms, 2 full baths, and a half bath. The inviting living room flows into a dining area and updated kitchen with ample storage. Upstairs, three bright bedrooms offer comfort and charm. A full basement adds extra space for recreation or storage. Outside, enjoy a generous backyard and side yard—perfect for entertaining and gardening. Conveniently located within walking distance of Cohoes High School, CVS, and local shops, with easy access to I-787 for commutes to Albany, Troy, and beyond. Don't miss this exceptional opportunity—schedule your showing today!

Key facts

• Cape cod home
• Full basement
• Easy access to i-787

Tags

• CAPE COD HOME
• UPDATED KITCHEN
• FULL BASEMENT
• GENEROUS BACKYARD
• SIDE YARD
• EASY ACCESS TO I-787

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-27 ($-330/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (8.7% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $6k 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 148 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask has dropped $41k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% 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 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 9.1

CMA / ARV

• ARV (median comp): $266,138
• List price: $199,000
• Delta: -15.50%
• 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
48 Masten Ave	0.18mi	3/1.0	1,100 (-4%)	8mo	$195,000	$177	76
109 Johnston Ave	0.31mi	2/1.0 (-1)	1,144 (-1%)	7mo	$230,000	$201	71
179 Vliet Blvd	0.29mi	3/1.0	1,070 (-7%)	2mo	$269,000	$251	71
246 Vliet Blvd	0.34mi	2/2.0 (-1)	1,112 (-4%)	6mo	$232,000	$209	66
31 James St	0.55mi	4/2.0 (+1)	1,152 (0%)	2mo	$175,000	$152	66
12 Stonehenge Sq	0.49mi	2/1.5 (-1)	1,147 (-0%)	12mo	$272,000	$237	61
21 Johnston Ave	0.53mi	3/1.5	1,200 (+4%)	12mo	$250,250	$209	58
387 Columbia St	0.37mi	2/2.0 (-1)	1,280 (+11%)	0mo	$360,000	$281	57
1 Hemple Pl	0.71mi	3/1.0	1,200 (+4%)	12mo	$220,000	$183	48
163 Beacon Ave	0.45mi	2/1.0 (-1)	1,264 (+10%)	9mo	$230,000	$182	48
17 Krug Pl	0.72mi	2/2.0 (-1)	1,201 (+4%)	5mo	$316,500	$264	48
56 Central Ave	0.68mi	3/2.0	1,320 (+15%)	2mo	$195,000	$148	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: -11.9%
• Equity multiple: 0.55×
• Total profit: $-25,122
• Equity at exit: $29,672

10-year hold

• IRR: 3.2%
• Equity multiple: 1.29×
• Total profit: $15,890
• Equity at exit: $17,206

Cash invested: $55,720 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,816 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$336 /mo · $4,028/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-27

Break-even live

Break-even rent $1,851

Max offer price $194,143

Occupancy floor 97%

Sensitivity live

Price	-10% $85	-5% $29	+0% $-27	+5% $-84	+10% $-140
Rent	-10% $-171	-5% $-99	+0% $-27	+5% $44	+10% $116
Rate	-1.0pp $73	-0.5pp $23	base $-27	+0.5pp $-79	+1.0pp $-132

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Mann Ave Unit 2 Cohoes, NY	2.0	1.0	1300	$1,800	$1.38	24d	1	0.13mi
28 Leversee Ave Cohoes, NY	2.0	1.0	1000	$1,700	$1.70	44d	1	0.21mi
29 Walnut St Unit / 2nd Floor Cohoes, NY	3.0	1.0	1200	$1,700	$1.42	44d	1	0.25mi
60 McElwain Ave Unit 1 Cohoes, NY	4.0	1.0	1000	$1,495	$1.50	44d	1	0.27mi
12-16 Mangam St Unit 12B Cohoes, NY	2.0	1.0	850	$1,225	$1.44	44d	1	0.42mi
45 Johnston Ave Cohoes, NY	2.0	2.0	1262	$2,300	$1.82	14d	3	0.46mi
124 Columbia St Fl 2 Cohoes, NY	2.0	1.0	1200	$1,400	$1.17	14d	1	0.53mi
121 Columbia Gdns Cohoes, NY	1.0–3.0	1.0–2.0	863	$2,294	$2.66	14d	7	0.54mi
1 Hamilton St #2 Cohoes, NY	4.0	1.0	900	$1,295	$1.44	44d	1	0.57mi
1 Hamilton St Unit 1 Cohoes, NY	2.0	1.0	800	$1,095	$1.37	24d	1	0.57mi
8 Cindy Way Cohoes, NY	3.0	1.5	1420	$2,300	$1.62	44d	1	0.60mi
300 Ontario St Cohoes, NY	3.0	1.0	1100	$1,600	$1.45	14d	1	0.68mi
53 Main St Unit 3 Cohoes, NY	3.0	1.0	1200	$1,345	$1.12	24d	1	0.70mi
100 N Mohawk St Cohoes, NY	1.0–3.0	1.0–3.0	1769	$3,840	$2.17	14d	18	0.71mi
129 Main St Cohoes, NY	2.0	1.0	1104	$1,350	$1.22	44d	1	0.80mi
159 Main St #2 Cohoes, NY	3.0	1.0	950	$1,295	$1.36	14d	1	0.85mi
192 Saratoga St Cohoes, NY	1.0–3.0	1.0–3.0	1157	$2,600	$2.25	14d	4	0.85mi
193 Congress St Unit 2 Cohoes, NY	2.0	2.0	968	$1,600	$1.65	14d	1	0.89mi
196 Main St Cohoes, NY	2.0	1.0	1200	$1,375	$1.15	24d	1	0.93mi
338 Saratoga St Unit 2 Cohoes, NY	3.0	1.5	1200	$1,495	$1.25	44d	1	1.00mi
2901 Vermont View Dr Watervliet, NY	2.0–3.0	1.0–1.5	891	$1,950	$2.19	14d	1	1.45mi

Listing history 38 events

1. 2026-06-18
   price $199,000 Active 148 DOM
2. 2026-06-18
   days on market $224,900 Active 148 DOM
3. 2026-06-17
   days on market $224,900 Active 147 DOM
4. 2026-06-16
   days on market $224,900 Active 146 DOM
5. 2026-06-15
   days on market $224,900 Active 145 DOM
6. 2026-06-14
   days on market $224,900 Active 143 DOM
7. 2026-06-13
   days on market $224,900 Active 142 DOM
8. 2026-06-10
   days on market $224,900 Active 140 DOM
9. 2026-06-09
   days on market $224,900 Active 139 DOM
10. 2026-06-08
    days on market $224,900 Active 138 DOM
11. 2026-06-07
    days on market $224,900 Active 137 DOM
12. 2026-06-03
    days on market $224,900 Active 133 DOM
13. 2026-06-02
    days on market $224,900 Active 132 DOM
14. 2026-06-01
    days on market $224,900 Active 131 DOM
15. 2026-05-31
    days on market $224,900 Active 130 DOM
16. 2026-05-31
    days on market $224,900 Active 129 DOM
17. 2026-04-21
    price $224,900 692-char remark

    Show marketing remark (692 chars)

    Welcome to 35 Conliss Avenue, a lovely Cape Cod home in Cohoes, NY. This meticulously maintained property features 3 bedrooms, 2 full baths, and a half bath. The inviting living room flows into a dining area and updated kitchen with ample storage. Upstairs, three bright bedrooms offer comfort and charm. A full basement adds extra space for recreation or storage. Outside, enjoy a generous backyard and side yard—perfect for entertaining and gardening. Conveniently located within walking distance of Cohoes High School, CVS, and local shops, with easy access to I-787 for commutes to Albany, Troy, and beyond. Don't miss this exceptional opportunity—schedule your showing today!

18. 2026-04-08
    price $229,000 692-char remark

    Show marketing remark (692 chars)

    Welcome to 35 Conliss Avenue, a lovely Cape Cod home in Cohoes, NY. This meticulously maintained property features 3 bedrooms, 2 full baths, and a half bath. The inviting living room flows into a dining area and updated kitchen with ample storage. Upstairs, three bright bedrooms offer comfort and charm. A full basement adds extra space for recreation or storage. Outside, enjoy a generous backyard and side yard—perfect for entertaining and gardening. Conveniently located within walking distance of Cohoes High School, CVS, and local shops, with easy access to I-787 for commutes to Albany, Troy, and beyond. Don't miss this exceptional opportunity—schedule your showing today!

19. 2026-03-24
    status Active 692-char remark

    Show marketing remark (692 chars)

    Welcome to 35 Conliss Avenue, a lovely Cape Cod home in Cohoes, NY. This meticulously maintained property features 3 bedrooms, 2 full baths, and a half bath. The inviting living room flows into a dining area and updated kitchen with ample storage. Upstairs, three bright bedrooms offer comfort and charm. A full basement adds extra space for recreation or storage. Outside, enjoy a generous backyard and side yard—perfect for entertaining and gardening. Conveniently located within walking distance of Cohoes High School, CVS, and local shops, with easy access to I-787 for commutes to Albany, Troy, and beyond. Don't miss this exceptional opportunity—schedule your showing today!

20. 2026-03-10
    historical 692-char remark

    Show marketing remark (692 chars)

    Welcome to 35 Conliss Avenue, a lovely Cape Cod home in Cohoes, NY. This meticulously maintained property features 3 bedrooms, 2 full baths, and a half bath. The inviting living room flows into a dining area and updated kitchen with ample storage. Upstairs, three bright bedrooms offer comfort and charm. A full basement adds extra space for recreation or storage. Outside, enjoy a generous backyard and side yard—perfect for entertaining and gardening. Conveniently located within walking distance of Cohoes High School, CVS, and local shops, with easy access to I-787 for commutes to Albany, Troy, and beyond. Don't miss this exceptional opportunity—schedule your showing today!

21. 2026-01-07
    listed $239,900 Active 692-char remark

    Show marketing remark (692 chars)

    Welcome to 35 Conliss Avenue, a lovely Cape Cod home in Cohoes, NY. This meticulously maintained property features 3 bedrooms, 2 full baths, and a half bath. The inviting living room flows into a dining area and updated kitchen with ample storage. Upstairs, three bright bedrooms offer comfort and charm. A full basement adds extra space for recreation or storage. Outside, enjoy a generous backyard and side yard—perfect for entertaining and gardening. Conveniently located within walking distance of Cohoes High School, CVS, and local shops, with easy access to I-787 for commutes to Albany, Troy, and beyond. Don't miss this exceptional opportunity—schedule your showing today!

22. 2025-10-18
    historical
23. 2025-10-01
    price $220,000
24. 2025-08-21
    listed $229,900 Active
25. 2025-08-07
    historical
26. 2025-07-23
    price $255,000
27. 2025-06-04
    listed $260,000 Active
28. 2025-05-27
    historical
29. 2025-04-25
    price $266,000
30. 2025-04-03
    listed $275,000 Active
31. 2024-09-09
    soldstatus $140,000
32. 2024-07-29
    historical
33. 2024-05-02
    price $159,900
34. 2024-05-01
    listed $149,900 Active
35. 2014-10-16
    soldstatus $125,000
36. 2014-10-14
    soldstatus $124,900
37. 2014-05-31
    historical
38. 2014-05-12
    listed $124,900

ⓘ 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: $4,028 · $336/mo
• Projected year-2 tax: $4,028 · $336/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 6/10 Major FEMA zone X (unshaded) · 68% 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: $21,792
• − Mortgage interest: −$11,147
• − Property taxes: −$4,028
• − Insurance: −$995
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$5,789
• Taxable loss: −$3,654
• Est. tax savings @ 24.0%: +$877
• After-tax cash flow: $547/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

+80.1% since first listed

22 events — show timeline

• 2026-04-21 Price Changed $224,900 Global MLS
• 2026-04-08 Price Changed $229,000 Global MLS
• 2026-03-24 Relisted — Global MLS
• 2026-03-10 Listing Removed — Global MLS
• 2026-01-07 Listed $239,900 Global MLS
• 2025-10-18 Listing Removed — Global MLS
• 2025-10-01 Price Changed $220,000 Global MLS
• 2025-08-21 Listed $229,900 Global MLS
• 2025-08-07 Listing Removed — Global MLS
• 2025-07-23 Price Changed $255,000 Global MLS
• 2025-06-04 Listed $260,000 Global MLS
• 2025-05-27 Listing Removed — Global MLS
• 2025-04-25 Price Changed $266,000 Global MLS
• 2025-04-03 Listed $275,000 Global MLS
• 2024-09-09 Sold (Public Records) $140,000 Public Records
• 2024-07-29 Listing Removed — Global MLS
• 2024-05-02 Price Changed $159,900 Global MLS
• 2024-05-01 Listed $149,900 Global MLS
• 2014-10-16 Sold (Public Records) $125,000 Public Records
• 2014-10-14 Sold (MLS) $124,900 Global MLS
• 2014-05-31 Listing Removed — Global MLS
• 2014-05-12 Listed $124,900 Global MLS

Property tax history

+6.8%/yr

Latest (2025): $4,028 · -26.6% YoY. Source: county tax records.