Duplex with Separate
New
For Sale
$179,000
5 Numan Street, Glens Falls, NY 12801
MULTI_FAMILY - Other - Glens Falls, NY
Property Size1,732 SF
Lot Size0.12 Acres
Price / SF$103.35
Days on Market2
Property Features for 5 Numan Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
4
Rooms
Bathroom 2, Bedroom 4, Bedroom 3, Bathroom 1, Bedroom 2, Bathroom 3, Bedroom 1, Bathroom 4
Parking
6
Parking features
Off Street
Patio and Porch features
Porch
Basement
Full
Lot features
Level
High school
Glens Falls
Elementary school district
Glens Falls
Middle school district
Glens Falls
High school district
Glens Falls
Directions
Ridge to Numan.
Standard status
Active
APN
520500 303.17-8-8
Size
1,732 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Annual Amount
5153
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1910
Number of units
2
Flooring type
Carpet
Building materials
Clapboard
Roof type
Asphalt
Architectural style
Other
Additional Structures
Outbuilding
Listing Agency:
Venture Fox Realty Group LLC
(518) 290-1070
Listed By:
Amanda Harrington · License #40HA1054373
(518) 441-1711
Added: Aug 10
Changed: Aug 11
Last Checked: Aug 11 at 10:06PM
MLS# 202623758
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 1,732-square-foot duplex, built in 1910, contains two residential units with two bedrooms in each. Separate utilities serve the units. Unit 1 has a newer furnace and hot water tank, while Unit 2 received new carpeting. The property features clapboard construction, asphalt roofing, carpet flooring, natural gas forced-air heat, and porches.
Located at 5 Numan Street in Glens Falls, the property is near Glens Falls Hospital, restaurants, shopping, and downtown Glens Falls. Off-street parking is provided, with public water and public sewer serving the property. The central location and two-unit layout support both continued rental use and owner occupancy with a separate unit.
Located at 5 Numan Street in Glens Falls, the property is near Glens Falls Hospital, restaurants, shopping, and downtown Glens Falls. Off-street parking is provided, with public water and public sewer serving the property. The central location and two-unit layout support both continued rental use and owner occupancy with a separate unit.
Key Highlights
- Two‑unit duplex with two bedrooms in each unit
- 1,732 square feet on a 0.12‑acre lot
- Separate utilities serve both units
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
$15,831
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
8.84%
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%
$316,620
$316.6K
Cap Rate 7%
$226,157
$226.2K
Cap Rate 9%
$175,900
$175.9K
Market Conditions
NOI Build-Up for 1,732 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
$24.3K $14.04/SF
− Vacancy
−$1.7K −$0.98/SF
EGI
$22.6K $13.06/SF
− OpEx
−$6.8K −$3.92/SF
NOI
$15.8K $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%
$316,620
Cap Rate 7%
$226,157
Cap Rate 9%
$175,900
Alternative Uses
Best Use
Multifamily LT 5
$226.2K
$197.9K – $263.9K
NOI $15,831 @ 7.0% cap · market cap 8.84%
Second Best
Apartment 5plus
$206.3K
$180.5K – $240.7K
NOI $14,443 @ 7.0% cap · market cap 8.07%
Theoretical Best
Office A
$518.4K
$453.6K – $604.8K
NOI $36,289 @ 7.0% cap · market cap 20.27%
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
1,957
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 - Each unit has two bedrooms, with updated mechanical equipment in one and new carpeting in the other.
Where is this duplex located?
The property is located at 5 Numan Street Glens Falls, NY.
What is the asking price?
The asking price for this property is $179,000.
What are key features of this property?
This property features: Two‑unit duplex with two bedrooms in each unit; 1,732 square feet on a 0.12‑acre lot; Separate utilities serve both units
