112 Riverside Ave · Coxsackie, NY 12051

$214,000

2 bd · 1.0 ba · 1,013 sqft · SingleFamily public records

Built 1948 6.10 ac lot Est $349k · 39% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2 bedroom village home on 6.10 acres with Hudson River Views

Key facts

• 6.1 acre lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $214k).
• Cap rate 11.1% 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; 1 comparable units currently listed for rent nearby; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $21k 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 $60k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 11y ago; this cycle's ask has dropped $136k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $214,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.33% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.26%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $349,485
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Riverside Ave	0.00mi	2/1.0	1,013 (0%)	19mo	$349,000	$345	84
53 Van Dyck St St	0.40mi	3/2.0 (+1)	1,156 (+14%)	17mo	$317,000	$274	35

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: 37.1%
• Equity multiple: 3.86×
• Total profit: $171,415
• Equity at exit: $192,788

10-year hold

• IRR: 31.9%
• Equity multiple: 8.70×
• Total profit: $461,611
• Equity at exit: $415,755

Cash invested: $59,920 (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 12051

• Home prices YoY: 17.7%
• Active inventory: 48
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$1,122
• Tax from tax record: −$178 /mo · $2,142/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $862

Break-even live

Break-even rent $1,759

Max offer price $214,000

Occupancy floor 65%

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Van Dyck St Coxsackie, NY	3.0	2.0	1380	$2,850	$2.07	14d	1	0.31mi

Listing history 15 events

1. 2024-11-12
   soldstatus $349,000
2. 2024-08-19
   listed $349,900
3. 2023-03-29
   status Pending
4. 2022-02-15
   historical
5. 2020-06-30
   soldstatus $208,000
6. 2020-03-21
   listed $214,000
7. 2020-03-21
   listed $214,000
8. 2019-11-22
   historical
9. 2019-06-21
   listed $209,900
10. 2018-12-25
    historical
11. 2018-06-25
    listed $224,900
12. 2017-10-31
    historical
13. 2016-11-22
    listed $239,000
14. 2015-10-24
    listed $259,000
15. 2015-10-24
    listed $239,000

ⓘ 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: $2,142 · $178/mo
• Projected year-2 tax: $2,879 · $240/mo
• Expected delta: +$737/yr (+$61/mo · 34.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% 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 8% 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: $34,200
• − Mortgage interest: −$11,987
• − Property taxes: −$2,142
• − Insurance: −$1,070
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$6,225
• Taxable income: $7,303
• Est. tax owed @ 24.0%: −$1,753
• After-tax cash flow: $8,587/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

+34.7% since first listed

15 events — show timeline

• 2024-11-12 Sold (MLS) $349,000 HVCRMLS
• 2024-08-19 Listed $349,900 HVCRMLS
• 2023-03-29 Pending — Global MLS
• 2022-02-15 Listing Removed — Global MLS
• 2020-06-30 Sold (MLS) $208,000 HVCRMLS
• 2020-03-21 Listed $214,000 HVCRMLS
• 2020-03-21 Listed $214,000 Global MLS
• 2019-11-22 Listing Removed — Global MLS
• 2019-06-21 Listed $209,900 Global MLS
• 2018-12-25 Listing Removed — Global MLS
• 2018-06-25 Listed $224,900 Global MLS
• 2017-10-31 Listing Removed — Global MLS
• 2016-11-22 Listed $239,000 HVCRMLS
• 2015-10-24 Listed $239,000 Global MLS
• 2015-10-24 Listed $259,000 HVCRMLS

Property tax history

-8.7%/yr

Latest (2021): $2,142 · -50.6% YoY. Source: county tax records.