3-Unit Residential
New
For Sale
$325,000
12 Lozier Place, Plattsburgh, NY 12901
MULTI_FAMILY - Other - Plattsburgh, NY
Property Size2,104 SF
Price / SF$154.47
Days on Market3
Property Features for 12 Lozier Place
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Parking features
Driveway
Elementary school district
Plattsburgh
Middle school district
Plattsburgh
High school district
Plattsburgh
Directions
Follow GPS
Subdivision
City of Plattsburgh
Standard status
Active
APN
207.11-3-31
Size
2,104 SF
Taxes and HOA fees
Tax Annual Amount
6932
Utilities
Heating system
Baseboard, Electric (Heating)
Water source
Public
Building Details
Year built
1911
Floors in Building
2
Architectural style
Other
Listing Agency:
Kavanaugh Realty-Plattsburgh
(518) 562-4679
Listed By:
Michael Rowe · License #10401310470
(518) 593-9450
Added: Aug 14
Changed: Aug 16
Last Checked: Aug 16 at 10:06PM
MLS# 208150
Copyright © 2026 Adirondack Champlain Valley MLS. 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 2,104-square-foot triplex, built in 1911, contains three residential units: one two-bedroom apartment and two one-bedroom apartments. The property uses baseboard and electric heating, with public water service and driveway parking.
Located on Lozier Place in Plattsburgh, the property is near downtown, shopping, dining, and other city amenities. Its multi-unit configuration provides separate residences within a single building and accommodates a mix of one- and two-bedroom living arrangements.
Located on Lozier Place in Plattsburgh, the property is near downtown, shopping, dining, and other city amenities. Its multi-unit configuration provides separate residences within a single building and accommodates a mix of one- and two-bedroom living arrangements.
Key Highlights
- Three‑unit configuration with one 2‑bedroom unit and two 1‑bedroom units
- 2,104 square feet of building area
- Built in 1911
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
$17,963
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
5.53%
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%
$359,260
$359.3K
Cap Rate 7%
$256,614
$256.6K
Cap Rate 9%
$199,589
$199.6K
Market Conditions
NOI Build-Up for 2,104 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
$27.8K $13.20/SF
− Vacancy
−$2.1K −$1.00/SF
EGI
$25.7K $12.20/SF
− OpEx
−$7.7K −$3.66/SF
NOI
$18.0K $8.54/SF
Area
Clinton County, NY
Vacancy
7.60%
Lease Rate
$13.20 /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%
$359,260
Cap Rate 7%
$256,614
Cap Rate 9%
$199,589
Alternative Uses
Best Use
Multifamily LT 5
$256.6K
$224.5K – $299.4K
NOI $17,963 @ 7.0% cap · market cap 5.53%
Second Best
Apartment 5plus
$228.1K
$199.6K – $266.2K
NOI $15,969 @ 7.0% cap · market cap 4.91%
Theoretical Best
Office A
$580.0K
$507.5K – $676.7K
NOI $40,599 @ 7.0% cap · market cap 12.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
493
Businesses Nearby
Explore this area
Business Placement
Demographics for 12901, NY
32,147
Population
15,426
Households
2.1
Avg Household Size
38
Median Age
33%
College-Educated
89%
High-School Grad
70.6 sq mi
ZIP Area
455
Density / Sq Mi
$59,413
Median Household Income
$35,385
Median Earnings
$957
Median Rent
$182,100
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?
Triplex - Three-unit layout combines two one-bedroom residences with a separate two-bedroom residence in Plattsburgh.
Where is this triplex located?
The property is located at 12 Lozier Place Plattsburgh, NY.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Three‑unit configuration with one 2‑bedroom unit and two 1‑bedroom units; 2,104 square feet of building area; Built in 1911
