Two-Family Duplex with
For Sale
$285,000
11 Miller Avenue, Cohoes, NY 12047
MULTI_FAMILY - Other - Cohoes, NY
Property Size2,251 SF
Lot Size0.23 Acres
Price / SF$126.61
Days on Market122
Property Features for 11 Miller Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Multi Residence
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 5, Bedroom 1, Bathroom 1, Bedroom 6, Bedroom 2, Bathroom 2, Bedroom 3
Parking
6
Parking features
Off Street, Garage
Basement
Interior Entry
Elementary school district
Cohoes
Middle school district
Cohoes
High school district
Cohoes
Directions
Take left ramp onto I-787 N toward Troy. Continue on RT-787 N. Continue on New Cortland St. Turn left onto Manor Ave. Turn right onto Middle St. Turn right onto Miller Ave.
Standard status
Active
APN
010300 5.18-4-28
Size
2,251 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Annual Amount
2454
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Natural Gas, Baseboard
Water source
Public
Amenities
garage
shed
hardwood floors
Building Details
Year built
1949
Number of units
2
Flooring type
Carpet, Laminate, Hardwood
Building materials
Aluminum Siding
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Venture Fox Realty Group LLC
(518) 290-1070
Listed By:
Yassir Soffan · License #10401244212
(518) 635-3040
Added: Apr 20
Changed: Aug 19
Last Checked: Aug 19 at 4:06PM
MLS# 202615435
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 two-family duplex contains 2,251 square feet on a 0.23-acre lot and was built in 1949. The floor plan includes six bedrooms and two bathrooms, with hardwood, carpet, and laminate flooring throughout the residence. Aluminum siding, an asphalt roof, natural-gas hot-water baseboard heat, and public water and sewer complete the core improvements. A garage, off-street parking, spacious yard, and shed provide useful exterior amenities.
Located at 11 Miller Avenue in Cohoes, the property carries Multi Residence zoning. Its two-unit configuration supports rental use across both units or an owner-occupant arrangement with one unit available for rental income, as described in the property information.
Located at 11 Miller Avenue in Cohoes, the property carries Multi Residence zoning. Its two-unit configuration supports rental use across both units or an owner-occupant arrangement with one unit available for rental income, as described in the property information.
Key Highlights
- Two‑family duplex with 2,251 square feet of building area
- 0.23‑acre lot with spacious yard and shed
- Six bedrooms and two bathrooms
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
Lease Details
2
Residential units
Multi-tenant
Tenancy
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units feature hardwood floors, a spacious yard, garage parking, and a detached shed.
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 with 2,251 square feet of building area; 0.23‑acre lot with spacious yard and shed; Six bedrooms and two bathrooms
