Side-by-Side Duplex with
New
For Sale
$299,900
28 Hunter Street, Glens Falls, NY 12801
MULTI_FAMILY - Other - Glens Falls, NY
Property Size2,368 SF
Lot Size0.29 Acres
Price / SF$126.65
Days on Market4
Property Features for 28 Hunter Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 5, Bathroom 1, Bathroom 2, Bedroom 3, Bedroom 6, Bedroom 2, Bedroom 1
Parking
4
Parking features
Driveway, Off Street
Patio and Porch features
Porch
Fencing
Chain Link
Basement
Interior Entry, Full
Elementary school
Jackson Heights
High school
Glens Falls
Elementary school district
Glens Falls
Middle school district
Glens Falls
High school district
Glens Falls
Directions
Bay St to Hunter St. Home is on left. Separate driveway for each unit on each side of home.
Standard status
Active
APN
520500 302.16-13-36
Size
2,368 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Annual Amount
7339
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
front porch
enclosed side porch
fenced yard
in-unit laundry
Building Details
Year built
1890
Number of units
2
Flooring type
Wood, Vinyl, Linoleum, Carpet
Building materials
Vinyl Siding
Roof type
Slate
Architectural style
Other
Listing Agency:
Venture Fox Realty Group LLC
(518) 290-1070
Listed By:
Nikki Becker · License #10401328748
(518) 744-3628
Added: Aug 6
Changed: Aug 8
Last Checked: Aug 9 at 8:06AM
MLS# 202623406
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 side-by-side duplex contains 2,368 square feet within two residential units. Each unit offers three bedrooms, one full bathroom, formal living and dining rooms, a large front porch, an enclosed side porch, and in-unit laundry. The property includes updated mechanical systems, while Unit B has undergone a full renovation.
Set on 0.29 acres, the property provides a fenced yard, off-street parking, and a driveway. Vinyl siding, a slate roof, forced-air natural gas heating, public water, and public sewer are among the established improvements. Built in 1890, the duplex is located within the Glens Falls-Jackson Heights Elementary School district.
Set on 0.29 acres, the property provides a fenced yard, off-street parking, and a driveway. Vinyl siding, a slate roof, forced-air natural gas heating, public water, and public sewer are among the established improvements. Built in 1890, the duplex is located within the Glens Falls-Jackson Heights Elementary School district.
Key Highlights
- 2,368‑square‑foot side‑by‑side duplex with two 3‑bedroom, 1‑bath units
- Unit B has been fully renovated; mechanical systems have been updated
- 0.29‑acre lot with a large fenced yard
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
$21,644
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
7.22%
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%
$432,880
$432.9K
Cap Rate 7%
$309,200
$309.2K
Cap Rate 9%
$240,489
$240.5K
Market Conditions
NOI Build-Up for 2,368 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
$33.2K $14.04/SF
− Vacancy
−$2.3K −$0.98/SF
EGI
$30.9K $13.06/SF
− OpEx
−$9.3K −$3.92/SF
NOI
$21.6K $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%
$432,880
Cap Rate 7%
$309,200
Cap Rate 9%
$240,489
Alternative Uses
Best Use
Multifamily LT 5
$309.2K
$270.6K – $360.7K
NOI $21,644 @ 7.0% cap · market cap 7.22%
Second Best
Apartment 5plus
$282.1K
$246.8K – $329.1K
NOI $19,747 @ 7.0% cap · market cap 6.58%
Theoretical Best
Office A
$708.8K
$620.2K – $826.9K
NOI $49,614 @ 7.0% cap · market cap 16.54%
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
831
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
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 residential units include in-unit laundry, individual living and dining areas, and access to a fenced yard.
Where is this duplex located?
The property is located at 28 Hunter Street Glens Falls, NY.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: 2,368‑square‑foot side‑by‑side duplex with two 3‑bedroom, 1‑bath units; Unit B has been fully renovated; mechanical systems have been updated; 0.29‑acre lot with a large fenced yard
