Two-Unit Bungalow
For Sale
$195,000
53654 State Route 30, Roxbury, NY 12474
Residential Income, Roxbury, NY
Property Size1,600 SF
Lot Size0.12 Acres
Price / SF$121.88
Days on Market353
Property Features for 53654 State Route 30
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
124800
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 1, Bathroom 2, Bathroom 1, Bedroom 4, Bedroom 2
Parking features
Alley
Interior features
Eat-in Kitchen, High Speed Internet
Exterior features
Private Yard
Appliances
Electric Water Heater, Electric Range, Built-In Gas Oven
Lot features
Back Yard
Elementary school district
Roxbury Central Schools
Middle school district
Roxbury Central Schools
High school district
Roxbury Central Schools
Directions
From Main Street in Roxbury next to the Country Store across the street is the driveway to the property
Subdivision
Roxbury
Standard status
Active
APN
157.3-3-32
Size
1,600 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Annual Amount
2805
Utilities
Utilities
Propane
Heating system
Forced Air, Baseboard
Water source
Public
Building Details
Year built
1980
Floors in Building
2
Number of units
2
Building materials
Wood Siding
Roof type
Shingle
Architectural style
Bungalow
Listing Agency:
Keller Williams Realty HV Nort
(845) 481-2700
Listed By:
Samantha Clark
(518) 265-7996
Added: Oct 18, 2025
Changed: Sep 14
Last Checked: Oct 5 at 6:06AM
MLS# 20255163
Copyright © 2026 Hudson Valley Catskill Region MLS. 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.
Built in 1980, this 1,600-square-foot bungalow contains two residential units, each arranged with 2 bedrooms, 1 bathroom, a full kitchen, and a living room. The property includes eat-in kitchens, high-speed internet, electric water heating, electric ranges, and built-in gas ovens. Forced-air and baseboard heating systems serve the building, which has wood siding and a shingle roof.
The 0.12-acre parcel is located at 53654 State Route 30 in Roxbury, Delaware County, with alley parking, a private yard, propane service, and public water. Its village setting provides walkable access to local amenities. The property is classified under zoning code 124800.
The 0.12-acre parcel is located at 53654 State Route 30 in Roxbury, Delaware County, with alley parking, a private yard, propane service, and public water. Its village setting provides walkable access to local amenities. The property is classified under zoning code 124800.
Key Highlights
- Two residential units, each with 2 bedrooms and 1 bathroom
- 1,600‑square‑foot bungalow built in 1980
- 0.12‑acre parcel at 53654 State Route 30
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
$16,983
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
8.71%
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%
$339,660
$339.7K
Cap Rate 7%
$242,614
$242.6K
Cap Rate 9%
$188,700
$188.7K
Market Conditions
NOI Build-Up for 1,600 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
$32.6K $20.40/SF
− Vacancy
−$1.8K −$1.10/SF
EGI
$30.9K $19.30/SF
− OpEx
−$13.9K −$8.68/SF
NOI
$17.0K $10.61/SF
Area
Delaware County, NY
Vacancy
5.40%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
45.00%
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%
$339,660
Cap Rate 7%
$242,614
Cap Rate 9%
$188,700
Alternative Uses
Best Use
Multifamily LT 5
$265.1K
$232.0K – $309.3K
NOI $18,558 @ 7.0% cap · market cap 9.52%
Second Best
Apartment 5plus
$242.6K
$212.3K – $283.1K
NOI $16,983 @ 7.0% cap · market cap 8.71%
Theoretical Best
Office A
$785.0K
$686.9K – $915.8K
NOI $54,950 @ 7.0% cap · market cap 28.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
92
Businesses Nearby
Explore this area
Business Placement
Demographics for 12474, NY
1,128
Population
1,015
Households
1.1
Avg Household Size
55
Median Age
32%
College-Educated
91%
High-School Grad
47.3 sq mi
ZIP Area
24
Density / Sq Mi
$54,462
Median Household Income
$40,455
Median Earnings
$840
Median Rent
$213,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Wood-sided duplex with private yard, separate living areas, and convenient access to the village.
Where is this duplex located?
The property is located at 53654 State Route 30 Roxbury, NY.
What is the asking price?
The asking price for this property is $195,000.
What are key features of this property?
This property features: Two residential units, each with 2 bedrooms and 1 bathroom; 1,600‑square‑foot bungalow built in 1980; 0.12‑acre parcel at 53654 State Route 30
