Residential Income Duplex with
For Sale
$999,777
454-456 Vliet Street, Cohoes, NY 12047
MultiFamily, Cohoes, NY
Property Size3,200 SF
Lot Size5.00 Acres
Price / SF$312.43
Days on Market45
Property Features for 454-456 Vliet Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
8
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bathroom 3, Bedroom 3, Bedroom 5, Bathroom 1, Bedroom 7, Bedroom 6, Bedroom 1, Bedroom 4, Bedroom 2, Bedroom 8
Parking
10
Parking features
Driveway
Patio and Porch features
Porch, Deck
Interior features
High Speed Internet, Central Vacuum, Crown Molding
Fireplace
1
Basement
Unfinished, Crawl Space, Exterior Entry
Lot features
Level
High school
Shaker HS
Elementary school district
North Colonie (including Maplewood)
Middle school district
North Colonie (including Maplewood)
High school district
North Colonie (including Maplewood)
Directions
From the Northway (I-87), take Exit 7 to Route 9 North -- turn right on Boght Road, bear right at the fork onto Baker Avenue, then turn right on Vliet Street. The property will be on your left.
Standard status
Active
APN
012689 10.1-2-26
Size
3,200 SF
Lot size
5.00 Acres
Taxes and HOA fees
Tax Annual Amount
14171
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Wood, Hot Water(Heating)
Water source
Public
Amenities
outbuilding
Building Details
Year built
1949
Number of units
2
Flooring type
Tile, Vinyl, Wood
Building materials
Stucco, Vinyl Siding
Roof type
Shingle
Listing Agency:
KW Platform · Keller Williams Realty
(518) 281-6808
Listed By:
Scott P Varley · License #30VA0727304
(518) 693-1080
Added: Jul 23
Changed: Sep 1
Last Checked: Sep 5 at 4:06AM
MLS# 202622428
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.
The offering includes two adjacent parcels totaling approximately 5 acres, with a 3,200-square-foot main house featuring five bedrooms and a separate three-bedroom second house. The property also includes a 40' x 60' insulated steel-frame outbuilding with 200-amp electrical service, and both homes present an opportunity for updating.
Located at 454-456 Vliet Street in Cohoes, New York, the parcels are adjacent to the North Colonie Soccer Complex. The seller reports that lands bordering the property to the east and west are protected as forever-wild land, which may limit development.
The seller indicates an opportunity for approximately 8 to 12 total residential lots based on the property layout and SFR zoning, subject to review and approvals. Buyer to independently verify subdivision potential, protected-land status, utilities, and all proposed uses.
Located at 454-456 Vliet Street in Cohoes, New York, the parcels are adjacent to the North Colonie Soccer Complex. The seller reports that lands bordering the property to the east and west are protected as forever-wild land, which may limit development.
The seller indicates an opportunity for approximately 8 to 12 total residential lots based on the property layout and SFR zoning, subject to review and approvals. Buyer to independently verify subdivision potential, protected-land status, utilities, and all proposed uses.
Key Highlights
- 5‑acre offering with two parcels in the North Colonie School District
- Includes a 3,200 SF five‑bedroom main house plus a three‑bedroom second house
- 40' x 60' insulated steel‑frame outbuilding with 200‑amp electrical service
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
$36,949
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
3.70%
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%
$738,980
$739.0K
Cap Rate 7%
$527,843
$527.8K
Cap Rate 9%
$410,544
$410.5K
Market Conditions
NOI Build-Up for 3,200 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
$55.7K $17.40/SF
− Vacancy
−$2.9K −$0.90/SF
EGI
$52.8K $16.50/SF
− OpEx
−$15.8K −$4.95/SF
NOI
$36.9K $11.55/SF
Area
Albany County, NY
Vacancy
5.20%
Lease Rate
$17.40 /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%
$738,980
Cap Rate 7%
$527,843
Cap Rate 9%
$410,544
Alternative Uses
Best Use
Multifamily LT 5
$527.8K
$461.9K – $615.8K
NOI $36,949 @ 7.0% cap · market cap 3.70%
Second Best
Apartment 5plus
$488.3K
$427.3K – $569.7K
NOI $34,181 @ 7.0% cap · market cap 3.42%
Theoretical Best
Office A
$998.5K
$873.7K – $1.16M
NOI $69,898 @ 7.0% cap · market cap 6.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
132
Businesses Nearby
Explore this area
Business Placement
Demographics for 12047, NY
23,347
Population
10,963
Households
2.1
Avg Household Size
40
Median Age
33%
College-Educated
91%
High-School Grad
8.8 sq mi
ZIP Area
2,653
Density / Sq Mi
$66,970
Median Household Income
$46,476
Median Earnings
$1,213
Median Rent
$237,200
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 houses and a 40' x 60' insulated steel-frame outbuilding on a 5-acre offering in North Colonie School District.
Where is this duplex located?
The property is located at 454-456 Vliet Street Cohoes, NY.
What is the asking price?
The asking price for this property is $999,777.
What are key features of this property?
This property features: 5‑acre offering with two parcels in the North Colonie School District; Includes a 3,200 SF five‑bedroom main house plus a three‑bedroom second house; 40' x 60' insulated steel‑frame outbuilding with 200‑amp electrical service
