Renovated Four-Unit Rental
For Sale
$725,000
116 Clamsteam Road, Halfmoon, NY 12065
MULTI_FAMILY - Other - Halfmoon, NY
Property Size4,500 SF
Lot Size0.82 Acres
Price / SF$161.11
Days on Market94
Property Features for 116 Clamsteam Road
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
6
Bathrooms
5
Full bathrooms
5
Rooms
Bathroom 1, Bathroom 5, Bedroom 5, Bathroom 4, Bedroom 3, Bedroom 4, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 6, Bedroom 2
Parking
10
Parking features
Driveway
Patio and Porch features
Porch, Deck
Basement
Partial
Lot features
Secluded, Private
Elementary school
Okte
High school
Shenendehowa
Elementary school district
Shenendehowa
Middle school district
Shenendehowa
High school district
Shenendehowa
Directions
Clamsteam Rd b/w Dunsbach Ferry & Riverview Rd.
Standard status
Active
APN
413800 289.-1-2.12
Size
4,500 SF
Lot size
0.82 Acres
Taxes and HOA fees
Tax Annual Amount
8088
Utilities
Sewer type
Septic Tank
Heating system
Propane (Heating), Electric (Heating)
Water source
Public
Building Details
Year built
1880
Number of units
4
Flooring type
Vinyl, Tile, Hardwood
Building materials
Vinyl Siding
Roof type
Asphalt
Architectural style
Other
Listing Agency:
KW Platform · Keller Williams Realty
(518) 724-5800
Listed By:
Douglas Bricker · License #30BR0747387
(518) 573-6687
Added: May 23
Changed: Jul 24
Last Checked: Aug 24 at 10:06AM
MLS# 202617904
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 renovated four-unit rental property includes three units in the front building and a single-family home in the back. Extensive improvements feature upgraded kitchens, bathrooms, and flooring throughout. The rear home offers two bedrooms, two full baths, and a spacious first-floor living area with hardwood floors, along with a walk-in closet in the primary bedroom. The brand-new kitchen includes a dishwasher, and the property also features a common laundry area.
The property is set in a private setting with lots of off-street parking. Extra parking and outside storage are available, and each unit has separate utilities.
Overall, the building configuration supports a combination of rental units with a separate single-family home, with practical shared laundry access and ample exterior space for vehicles and storage.
The property is set in a private setting with lots of off-street parking. Extra parking and outside storage are available, and each unit has separate utilities.
Overall, the building configuration supports a combination of rental units with a separate single-family home, with practical shared laundry access and ample exterior space for vehicles and storage.
Key Highlights
- Renovated 4‑unit property: 3 units in building 1 plus a single‑family home in the back
- Single‑family home includes 2 bedrooms, 2 full baths, and a spacious first‑floor living area with hardwood floors
- Brand‑new kitchen in the single‑family home includes a dishwasher
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
$59,750
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
8.24%
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%
$1,195,000
$1.2M
Cap Rate 7%
$853,571
$853.6K
Cap Rate 9%
$663,889
$663.9K
Market Conditions
NOI Build-Up for 4,500 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
$113.4K $25.20/SF
− Vacancy
−$4.8K −$1.06/SF
EGI
$108.6K $24.14/SF
− OpEx
−$48.9K −$10.86/SF
NOI
$59.8K $13.28/SF
Area
Saratoga County, NY
Vacancy
4.20%
Lease Rate
$25.20 /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%
$1,195,000
Cap Rate 7%
$853,571
Cap Rate 9%
$663,889
Alternative Uses
Best Use
Multifamily LT 5
$954.0K
$834.8K – $1.11M
NOI $66,783 @ 7.0% cap · market cap 9.21%
Second Best
Apartment 5plus
$853.6K
$746.9K – $995.8K
NOI $59,750 @ 7.0% cap · market cap 8.24%
Theoretical Best
Office A
$1.35M
$1.18M – $1.57M
NOI $94,284 @ 7.0% cap · market cap 13.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Explore this area
Business Placement
Demographics for 12065, NY
43,893
Population
19,506
Households
2.3
Avg Household Size
42
Median Age
53%
College-Educated
95%
High-School Grad
35.1 sq mi
ZIP Area
1,251
Density / Sq Mi
$115,681
Median Household Income
$61,692
Median Earnings
$1,419
Median Rent
$356,900
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?
Quadplex - Renovated four-unit property with updated kitchens and baths, separate utilities, and off-street parking.
Where is this quadplex located?
The property is located at 116 Clamsteam Road Halfmoon, NY.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Renovated 4‑unit property: 3 units in building 1 plus a single‑family home in the back; Single‑family home includes 2 bedrooms, 2 full baths, and a spacious first‑floor living area with hardwood floors; Brand‑new kitchen in the single‑family home includes a dishwasher
