Duplex with Garage and
For Sale
$285,000
Pending
11 Miller Avenue, Cohoes, NY 12047
Two-family property with hardwood flooring, a detached garage, shed, and spacious outdoor area.
Property Size2,251 SF
Days on Market36
Property Features for 11 Miller Avenue
General Information
Standard status
Pending
Size
2,251 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
Multi Residence
Taxes and HOA fees
Annual Taxes
$2,454
Building Details
Year Built
1949
Listing Agency:
Venture Fox Realty Group LLC
Listed By:
Yassir Soffan · License #10401244212
(518) 635-3040
Source:
Capmarkrealty
Added: Jul 29
Changed: Aug 31
Last Checked: Sep 1 at 2:45PM
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 Venture Fox Realty Group LLC
Investment Insights
Based on property information with market context.
Built in 1949, this duplex offers a two-family configuration with hardwood floors, a garage, shed, and a spacious yard. The layout supports separate residential living arrangements, with the property classified for multi-residence use.
Located in Cohoes, New York, the home combines established construction with practical exterior storage and parking-related improvements. Its residential income format provides flexibility for an owner-occupant or an investor seeking a two-unit property.
Located in Cohoes, New York, the home combines established construction with practical exterior storage and parking-related improvements. Its residential income format provides flexibility for an owner-occupant or an investor seeking a two-unit property.
Key Highlights
- Two‑family duplex configuration
- Built in 1949
- Hardwood floors
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
$25,991
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
9.12%
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%
$519,820
$519.8K
Cap Rate 7%
$371,300
$371.3K
Cap Rate 9%
$288,789
$288.8K
Market Conditions
NOI Build-Up for 2,251 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
$39.2K $17.40/SF
− Vacancy
−$2.0K −$0.90/SF
EGI
$37.1K $16.50/SF
− OpEx
−$11.1K −$4.95/SF
NOI
$26.0K $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%
$519,820
Cap Rate 7%
$371,300
Cap Rate 9%
$288,789
Alternative Uses
Best Use
Multifamily LT 5
$371.3K
$324.9K – $433.2K
NOI $25,991 @ 7.0% cap · market cap 9.12%
Second Best
Apartment 5plus
$343.5K
$300.6K – $400.7K
NOI $24,044 @ 7.0% cap · market cap 8.44%
Theoretical Best
Office A
$702.4K
$614.6K – $819.5K
NOI $49,169 @ 7.0% cap · market cap 17.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
68
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-family property with hardwood flooring, a detached garage, shed, and spacious outdoor area.
Where is this duplex located?
The property is located at 11 Miller Avenue Cohoes, NY.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: Two‑family duplex configuration; Built in 1949; Hardwood floors
