Updated Duplex with
For Sale
$269,000
16 Montcalm Street, Glens Falls, NY 12801
MultiFamily, Glens Falls, NY
Property Size2,049 SF
Lot Size0.17 Acres
Price / SF$131.28
Days on Market266
Property Features for 16 Montcalm Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 1, Bedroom 4, Bathroom 2, Bedroom 6, Bedroom 1, Bedroom 3, Bedroom 5
Parking
8
Parking features
Garage, Off Street, Driveway
Patio and Porch features
Porch
Basement
Walk-Out Access, Exterior Entry, Interior Entry, Full
Lot features
Private, Level, Cleared
High school
Glens Falls
Elementary school district
Glens Falls
Middle school district
Glens Falls
High school district
Glens Falls
Directions
Go down Main St towards Glens Falls. Take a left onto Larose St. Take a left onto Montcalm. Property is down the street on the right hand side,
Standard status
Active
APN
520500 309.27-6-31
Size
2,049 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Annual Amount
5617
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Water source
Public
Amenities
private entrances
private backyard
basement
Building Details
Year built
1889
Number of units
2
Flooring type
Hardwood, Linoleum
Building materials
Vinyl Siding
Roof type
Slate
Architectural style
Other
Listing Agency:
Berkshire Hathaway Home Services Blake · Berkshire Hathaway HomeServices
(518) 793-6628
Listed By:
Jeffrey D Andre · License #10301218004
(518) 307-1546
Added: Dec 26, 2025
Changed: Sep 12
Last Checked: Sep 18 at 10:06AM
MLS# 202531124
Copyright © 2026 Global MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1889 duplex contains two updated apartments with private front and rear entrances for each unit. The 2,049-square-foot property includes a large basement, hardwood and linoleum flooring, natural gas heat, and public water and sewer. A detached two-car garage, driveway, off-street parking, porch, and private backyard add practical utility for residents.
Located at 16 Montcalm Street in Glens Falls, the property is within walking distance of schools and a playground. Vinyl siding and a slate roof complete the exterior. The upper apartment is vacant, while the downstairs tenant would like to remain in place, providing flexibility for an owner-occupant or continued rental use.
Located at 16 Montcalm Street in Glens Falls, the property is within walking distance of schools and a playground. Vinyl siding and a slate roof complete the exterior. The upper apartment is vacant, while the downstairs tenant would like to remain in place, providing flexibility for an owner-occupant or continued rental use.
Key Highlights
- Two‑unit duplex with 2,049 square feet of property size
- Both apartments have been recently updated
- Private front and rear entrances for each unit
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$18,728
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.96%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$374,560
$374.6K
Cap Rate 7%
$267,543
$267.5K
Cap Rate 9%
$208,089
$208.1K
Market Conditions
NOI Build-Up for 2,049 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$28.8K $14.04/SF
− Vacancy
−$2.0K −$0.98/SF
EGI
$26.8K $13.06/SF
− OpEx
−$8.0K −$3.92/SF
NOI
$18.7K $9.14/SF
Area
Warren County, NY
Vacancy
7.00%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$374,560
Cap Rate 7%
$267,543
Cap Rate 9%
$208,089
Alternative Uses
Best Use
Multifamily LT 5
$267.5K
$234.1K – $312.1K
NOI $18,728 @ 7.0% cap · market cap 6.96%
Second Best
Apartment 5plus
$244.1K
$213.6K – $284.8K
NOI $17,087 @ 7.0% cap · market cap 6.35%
Theoretical Best
Office A
$613.3K
$536.6K – $715.5K
NOI $42,931 @ 7.0% cap · market cap 15.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,992
Businesses Nearby
Explore this area
Business Placement
Demographics for 12801, NY
14,850
Population
7,287
Households
2
Avg Household Size
40
Median Age
33%
College-Educated
90%
High-School Grad
3.8 sq mi
ZIP Area
3,908
Density / Sq Mi
$70,019
Median Household Income
$46,700
Median Earnings
$1,050
Median Rent
$196,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two updated apartments offer separate entrances, private outdoor space, and flexible occupancy potential.
Where is this duplex located?
The property is located at 16 Montcalm Street Glens Falls, NY.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,049 square feet of property size; Both apartments have been recently updated; Private front and rear entrances for each unit
