Real Estate Investing in Cohoes, New York (12047)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 12047 (Cohoes, NY)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.5% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Cohoes, NY (12047)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 12047 Cohoes
From a cash-flow lens, ZIP 12047 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $343K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $343K asset, 12047 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Cohoes have seen price recovery that 12047 has not matched. Albany County data supports the view that the spread is structural rather than temporary.
Stepping back, 23,406 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 12047 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Cohoes:
Property Strategy for 12047
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $269,775 | $1,820 | 4.9% | +8.0% | $134,888 |
| 3BR | $318,238 | $2,180 | 4.9% | +7.2% | $106,079 |
| 4BR | $497,123 | $2,410 | 3.5% | +6.9% | $124,281 |
| 5BR | $459,369 | — | — | +6.4% | $91,874 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 12047 Compare?
| Metric | 12047 | Cohoes | Albany-Schenectady-Troy, NY | New York |
|---|---|---|---|---|
| Home Value | $342,728 | $342,728 | N/A | $505,608 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 6.6% |
| Avg Rent | $1,768 | $1,768 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 12047 (Cohoes, NY). Anonymous, moderated, never written by AI.
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Property managers serving Albany County
Manage rentals here? List your business →CYC Realty is an association and property management company serving Upstate New York. summary from their website
AllyPropertyManagement.com is a domain name available for sale. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $342,728 |
| Monthly Rent | $1,768 |
| Price-to-Rent | 16.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | +6.4% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +5.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 12047
Population: 23,406
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 12047
Schools in This ZIP Code
Nearby Schools (2 more)
Schools in adjacent ZIP codes that may serve this area
WATERFORD-HALFMOON ELEMENTARY SCHOOL
WATERFORD-HALFMOON JUNIOR-SENIOR HIGH SCHOOL
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,128 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong are rents in Cohoes, NY?
Rent in Cohoes, NY is around $1,768/mo. The resulting rent-to-value relationship with $343K pricing is reasonable for most investor models.
Are there empty rentals in Cohoes, NY?
Vacancy risk in Cohoes, NY is elevated. That supports consistent cash flow for typical rental holds.
What kind of market is Cohoes, NY for investors?
Cohoes, NY scores 3.0/5 for investability. Home values sit at $343K and rents near $1,768/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How deep is the rental pool in Cohoes, NY?
Cohoes, NY draws a measured base of working renters. Demand at the $1,768/mo rent level is reasonable for standard single-family and small multi rentals.
What is it like being a landlord in Cohoes, NY?
Landlord-friendliness in Cohoes, NY is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 12047 now. You don’t know where it ranks.
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How 12047 ranks in Albany-Schenectady-Troy, NY
Every ZIP in this metro, ranked. Free.
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