Well-Maintained Duplex For
For Sale
$249,900
117 River Street, Warrensburg, NY 12885
Well-maintained duplex in Warrensburg with convenient walkability to town amenities.
Property Size1,408 SF
Price / SF$177.49
Days on Market259
Property Features for 117 River Street
General Information
Standard status
Active
Size
1,408 SF
Property subtype
Multi-family
Building Details
Year Built
1880
Listing Agency:
Wendy Davis Real Estate
Listed By:
Wendy Davis
(518) 639-4663
Source:
Signatureonerealtygroup
Added: Jan 1
Changed: Sep 17
Last Checked: Sep 16 at 7:34PM
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 Wendy Davis Real Estate
Investment Insights
Based on property information with market context.
This well-maintained duplex offers a residential income configuration with two units under one property. The duplex is described as being in good condition and ready for occupancy or continued rental use.
The property is located at 117 River Street in Warrensburg, NY, and the public remarks note it is an easy walk to everything in town.
This listing is presented for sale, and the property size is provided as 1,408 square feet. The address is 117 River Street, Warrensburg, NY 12885.
The property is located at 117 River Street in Warrensburg, NY, and the public remarks note it is an easy walk to everything in town.
This listing is presented for sale, and the property size is provided as 1,408 square feet. The address is 117 River Street, Warrensburg, NY 12885.
Key Highlights
- Duplex built in 1880
- Well‑maintained duplex in Warrensburg
- Within easy walking distance to town amenities
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
$12,869
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
5.15%
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%
$257,380
$257.4K
Cap Rate 7%
$183,843
$183.8K
Cap Rate 9%
$142,989
$143.0K
Market Conditions
NOI Build-Up for 1,408 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
$19.8K $14.04/SF
− Vacancy
−$1.4K −$0.98/SF
EGI
$18.4K $13.06/SF
− OpEx
−$5.5K −$3.92/SF
NOI
$12.9K $9.14/SF
Area
Warren County, NY
Vacancy
7.00%
Lease Rate
$14.04 /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%
$257,380
Cap Rate 7%
$183,843
Cap Rate 9%
$142,989
Alternative Uses
Best Use
Multifamily LT 5
$183.8K
$160.9K – $214.5K
NOI $12,869 @ 7.0% cap · market cap 5.15%
Second Best
Apartment 5plus
$167.7K
$146.8K – $195.7K
NOI $11,741 @ 7.0% cap · market cap 4.70%
Theoretical Best
Office A
$421.4K
$368.8K – $491.7K
NOI $29,500 @ 7.0% cap · market cap 11.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
353
Businesses Nearby
Explore this area
Business Placement
Demographics for 12885, NY
4,371
Population
2,724
Households
1.6
Avg Household Size
46
Median Age
17%
College-Educated
84%
High-School Grad
80.3 sq mi
ZIP Area
54
Density / Sq Mi
$65,454
Median Household Income
$49,245
Median Earnings
$1,042
Median Rent
$149,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Well-maintained duplex in Warrensburg with convenient walkability to town amenities.
Where is this duplex located?
The property is located at 117 River Street Warrensburg, NY.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Duplex built in 1880; Well‑maintained duplex in Warrensburg; Within easy walking distance to town amenities
