Five-Building Mixed-Use
For Sale
$850,000
104 Lord Avenue, Troy, NY 12180
Multiple buildings combine residential, storage, and shop components across open fields and wooded acreage.
Property Size4,996 SF
Lot Size14.00 Acres
Price / SF$170.14
Days on Market33
Property Features for 104 Lord Avenue
General Information
Standard status
Active
Size
4,996 SF
Lot size
14.00 Acres
Property subtype
Commercial
Zoning
Mixed-use
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
1925
Buildings
5
Listing Agency:
KW Platform
Listed By:
Scott P Varley
(518) 639-4663
Source:
Signatureonerealtygroup
Added: Jul 30
Changed: Aug 30
Last Checked: Aug 30 at 5:57PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of KW Platform
Investment Insights
Based on property information with market context.
This mixed-use property comprises five buildings on 14 acres, combining residential spaces with storage and workshop improvements. The primary residence contains two bedrooms and one bathroom within 816 square feet, along with a 500-gallon septic tank and an attached one-car garage measuring 14 by 20 feet. A second two-bedroom, one-bath residence provides 1,500 square feet. The property also includes a three-bay metal storage garage and a 2,400-square-foot shop with a half bath on the lower level, two bathrooms upstairs, a large upper room, a 2,000-gallon septic system, and an additional shed.
Mixed-use zoning supports a range of property configurations. The site includes a combination of grass fields and wooded areas and is located just off Route 7, minutes from downtown Troy’s riverfront. The property was built in 1925, and lease options will be considered.
Mixed-use zoning supports a range of property configurations. The site includes a combination of grass fields and wooded areas and is located just off Route 7, minutes from downtown Troy’s riverfront. The property was built in 1925, and lease options will be considered.
Key Highlights
- Five‑building mixed‑use compound on 14 acres
- Mixed‑use zoning with residential, storage, and shop improvements
- Primary 2‑bed/1‑bath home includes 816sqft, a 500‑gallon septic tank, and 14x20 attached garage
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
$53,364
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
6.28%
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%
$1,067,280
$1.1M
Cap Rate 7%
$762,343
$762.3K
Cap Rate 9%
$592,933
$592.9K
Market Conditions
NOI Build-Up for 4,996 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
$101.9K $20.40/SF
− Vacancy
−$4.9K −$0.98/SF
EGI
$97.0K $19.42/SF
− OpEx
−$43.7K −$8.74/SF
NOI
$53.4K $10.68/SF
Area
Albany County, NY
Vacancy
4.80%
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%
$1,067,280
Cap Rate 7%
$762,343
Cap Rate 9%
$592,933
Alternative Uses
Best Use
Apartment 5plus
$762.3K
$667.1K – $889.4K
NOI $53,364 @ 7.0% cap · market cap 6.28%
Second Best
Mixed Use
$706.6K
$618.3K – $824.3K
NOI $49,460 @ 7.0% cap · market cap 5.82%
Theoretical Best
Office A
$1.56M
$1.36M – $1.82M
NOI $109,128 @ 7.0% cap · market cap 12.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
239
Businesses Nearby
Explore this area
Business Placement
Demographics for 12180, NY
55,907
Population
25,527
Households
2.2
Avg Household Size
33
Median Age
40%
College-Educated
90%
High-School Grad
56.2 sq mi
ZIP Area
995
Density / Sq Mi
$73,767
Median Household Income
$41,787
Median Earnings
$1,188
Median Rent
$233,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Multiple buildings combine residential, storage, and shop components across open fields and wooded acreage.
Where is this mixed-use property located?
The property is located at 104 Lord Avenue Troy, NY.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Five‑building mixed‑use compound on 14 acres; Mixed‑use zoning with residential, storage, and shop improvements; Primary 2‑bed/1‑bath home includes 816sqft, a 500‑gallon septic tank, and 14x20 attached garage
