Updated Duplex with Lake
For Sale
$495,000
17-19 Teal Road, Averill Park, NY 12018
MultiFamily, Averill Park, NY
Property Size3,191 SF
Lot Size1.10 Acres
Price / SF$155.12
Days on Market50
Property Features for 17-19 Teal Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 4, Bedroom 1, Bedroom 2, Bedroom 3, Bathroom 3, Bathroom 2, Bathroom 1
Parking
10
Parking features
Off Street, Garage, Driveway
Patio and Porch features
Deck, Patio
Interior features
Paddle Fan, High Speed Internet, Radon System, Walk-In Closet(s)
Basement
Unfinished, Partial, Finished, Full, Sump Pump
Lot features
Private, Level, Meadow, Views, Cleared
View
Lake
Elementary school
Sand Lake-Miller Hill
High school
Averill Park
Elementary school district
Averill Park
Middle school district
Averill Park
High school district
Averill Park
Directions
Use WAZE NOT Google - Rt 43 & 66 to Teal Rd., First Driveway on the left
Standard status
Active
APN
384000 159.2-2-10.1
Size
3,191 SF
Lot size
1.10 Acres
Taxes and HOA fees
Tax Annual Amount
8764
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Oil, Propane (Heating), Hot Water(Heating)
Water source
Well
Building Details
Year built
1997
Number of units
2
Flooring type
Laminate, Vinyl, Tile - Ceramic, Carpet
Building materials
Drywall, Vinyl Siding
Roof type
Asphalt, Metal
Architectural style
Ranch
Listing Agency:
Sierra North Real Estate LLC
Listed By:
Sheila A Lobdell · License #49LO0813274
(518) 522-2502
Added: Jul 16
Changed: Sep 3
Last Checked: Sep 3 at 7:06PM
MLS# 202622083
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 duplex comprises two separate homes on a 1.1-acre parcel, with 3,191 square feet of combined property size. Both residences have undergone extensive updates, including renovated kitchens with granite countertops, refreshed bathrooms, new flooring, and contemporary interior finishes. Ranch-style construction dates to 1997, and the property includes garages, driveway and off-street parking, decks, and a patio. One residence is leased through September 30, 2026, while the other provides flexibility for an owner, tenant, or extended family member.
Located in Averill Park, the property offers seasonal views of Glass Lake and is within walking distance of public lake access. Restaurants, coffee shops, specialty stores, and entertainment are minutes away. The homes are served by a well and public sewer, with baseboard and hot-water heating systems using oil and propane.
Located in Averill Park, the property offers seasonal views of Glass Lake and is within walking distance of public lake access. Restaurants, coffee shops, specialty stores, and entertainment are minutes away. The homes are served by a well and public sewer, with baseboard and hot-water heating systems using oil and propane.
Key Highlights
- Two separate homes on a 1.1‑acre parcel
- 3,191 square feet of combined property size
- Both residences extensively updated with renovated kitchens, granite countertops, baths, and new flooring
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
$41,795
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
8.44%
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%
$835,900
$835.9K
Cap Rate 7%
$597,071
$597.1K
Cap Rate 9%
$464,389
$464.4K
Market Conditions
NOI Build-Up for 3,191 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
$63.2K $19.80/SF
− Vacancy
−$3.5K −$1.09/SF
EGI
$59.7K $18.71/SF
− OpEx
−$17.9K −$5.61/SF
NOI
$41.8K $13.10/SF
Area
Rensselaer County, NY
Vacancy
5.50%
Lease Rate
$19.80 /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%
$835,900
Cap Rate 7%
$597,071
Cap Rate 9%
$464,389
Alternative Uses
Best Use
Multifamily LT 5
$597.1K
$522.4K – $696.6K
NOI $41,795 @ 7.0% cap · market cap 8.44%
Second Best
Apartment 5plus
$553.3K
$484.2K – $645.6K
NOI $38,733 @ 7.0% cap · market cap 7.82%
Theoretical Best
Office A
$797.7K
$698.0K – $930.7K
NOI $55,839 @ 7.0% cap · market cap 11.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
47
Businesses Nearby
Explore this area
Business Placement
Demographics for 12018, NY
7,626
Population
3,123
Households
2.4
Avg Household Size
46
Median Age
43%
College-Educated
97%
High-School Grad
46.2 sq mi
ZIP Area
165
Density / Sq Mi
$133,542
Median Household Income
$72,310
Median Earnings
$1,339
Median Rent
$318,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences support owner occupancy, rental use, or multigenerational living arrangements.
Where is this duplex located?
The property is located at 17-19 Teal Road Averill Park, NY.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Two separate homes on a 1.1‑acre parcel; 3,191 square feet of combined property size; Both residences extensively updated with renovated kitchens, granite countertops, baths, and new flooring
