Renovated Two-Home Multifamily
For Sale
$999,000
11-13 Demarest Avenue, West Nyack, NY 10994
Separate homes support multigenerational living, guests, a home office, or rental use on a private wooded parcel.
Property Size2,925 SF
Lot Size0.75 Acres
Days on Market50
Property Features for 11-13 Demarest Avenue
General Information
Standard status
Active
Size
2,925 SF
Total Parking Spaces
2
Lot size
0.75 Acres
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$20,775
Building Details
Building Size
2,925 SF
Year Built
1930
Buildings
2
Units
2
Listing Agency:
Howard Hanna Rand Realty
(845) 222-4821
Listed By:
Valerie A Moldow
(845) 222-4821
Source:
Professionalchoicerealty
Added: Jul 13
Changed: Aug 29
Last Checked: Aug 30 at 5:42PM
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 Howard Hanna Rand Realty
Investment Insights
Based on property information with market context.
Located at 11-13 Demarest Avenue in West Nyack, this multifamily property includes two renovated homes on a private 3/4-acre lot: a Farmhouse Colonial and a cottage. The main residence offers an open layout with hardwood flooring, crown molding, updated windows, living and dining rooms, an eat-in kitchen with center island, quartz counters, marble flooring, stainless steel appliances, and a main-level primary suite with en-suite bath and laundry. Three additional bedrooms, another full bath, and a walk-up attic complete the upper level. Outside, an approximately 40' x 30' deck overlooks the yard, while a detached two-car garage provides storage.
The cottage adds a new kitchen, living room, formal dining room, seasonal room, washer and dryer, recessed lighting, hardwood floors, ductless cooling, and a bathroom with marble tile and soaking tub. The two-home configuration supports extended household use, guest accommodations, office space, or rental income.
The cottage adds a new kitchen, living room, formal dining room, seasonal room, washer and dryer, recessed lighting, hardwood floors, ductless cooling, and a bathroom with marble tile and soaking tub. The two-home configuration supports extended household use, guest accommodations, office space, or rental income.
Key Highlights
- Two renovated homes on one private 3/4‑acre lot
- Farmhouse Colonial with four bedrooms, including a main‑level primary suite
- Approximately 40' x 30' outdoor deck overlooking the private 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
$47,935
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
4.80%
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%
$958,700
$958.7K
Cap Rate 7%
$684,786
$684.8K
Cap Rate 9%
$532,611
$532.6K
Market Conditions
NOI Build-Up for 2,925 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
$93.0K $31.80/SF
− Vacancy
−$5.9K −$2.00/SF
EGI
$87.2K $29.80/SF
− OpEx
−$39.2K −$13.41/SF
NOI
$47.9K $16.39/SF
Area
Rockland County, NY
Vacancy
6.30%
Lease Rate
$31.80 /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%
$958,700
Cap Rate 7%
$684,786
Cap Rate 9%
$532,611
Alternative Uses
Best Use
Apartment 5plus
$684.8K
$599.2K – $798.9K
NOI $47,935 @ 7.0% cap · market cap 4.80%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.93M
$1.69M – $2.26M
NOI $135,376 @ 7.0% cap · market cap 13.55%
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
740
Businesses Nearby
Explore this area
Business Placement
Demographics for 10994, NY
7,242
Population
2,178
Households
3.3
Avg Household Size
44
Median Age
59%
College-Educated
94%
High-School Grad
6.2 sq mi
ZIP Area
1,168
Density / Sq Mi
$166,838
Median Household Income
$72,457
Median Earnings
$1,622
Median Rent
$618,900
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?
Multifamily property - Separate homes support multigenerational living, guests, a home office, or rental use on a private wooded parcel.
Where is this multifamily property located?
The property is located at 11-13 Demarest Avenue West Nyack, NY.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: Two renovated homes on one private 3/4‑acre lot; Farmhouse Colonial with four bedrooms, including a main‑level primary suite; Approximately 40' x 30' outdoor deck overlooking the private yard
