Duplex with
New
For Sale
$200,000
127 France Ln, Cobleskill, NY 12043
Two apartments feature full baths, hardwood flooring, and separate outdoor spaces.
Property Size1,524 SF
Price / SF$131.23
Days on Market2
Property Features for 127 France Ln
General Information
Standard status
Active
Size
1,524 SF
Property subtype
Multi-Family
Site & Location
Road Access
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Amenities
hardwood floors
separate utilities
front porch
back deck
backyard
garage
off-street parking
Building Details
Year Built
1897
Buildings
1
Stories
2
Listing Agency:
Country Boy Realty
Listed By:
Christy L Gillespie-Quinn · License #10301214647
(518) 231-4526
Source:
Countryboyrealty
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 3 at 1:58AM
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 Country Boy Realty
Investment Insights
Based on property information with market context.
This two-family duplex contains a two-bedroom apartment on the first floor and a one-bedroom apartment above it. Each level includes a full bathroom, while hardwood floors add a defined interior feature. Some utilities are separate. Exterior amenities include a covered front porch, rear deck, backyard, garage, and off-street parking. Built in 1897, the property combines a traditional residential structure with a two-apartment layout.
The home is situated on France Ln in Cobleskill, on a side street within the village. Village amenities and SUNY Cobleskill are identified as convenient to the property, providing an established local setting for both apartments.
The home is situated on France Ln in Cobleskill, on a side street within the village. Village amenities and SUNY Cobleskill are identified as convenient to the property, providing an established local setting for both apartments.
Key Highlights
- Two‑family duplex with a 2‑bedroom first‑floor apartment and a 1‑bedroom second‑floor apartment
- Full bathroom located on each level
- Some utilities are separate
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
$17,356
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
8.68%
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%
$347,120
$347.1K
Cap Rate 7%
$247,943
$247.9K
Cap Rate 9%
$192,844
$192.8K
Market Conditions
NOI Build-Up for 1,524 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
$26.5K $17.40/SF
− Vacancy
−$1.7K −$1.13/SF
EGI
$24.8K $16.27/SF
− OpEx
−$7.4K −$4.88/SF
NOI
$17.4K $11.39/SF
Area
Schoharie County, NY
Vacancy
6.50%
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%
$347,120
Cap Rate 7%
$247,943
Cap Rate 9%
$192,844
Alternative Uses
Best Use
Multifamily LT 5
$247.9K
$217.0K – $289.3K
NOI $17,356 @ 7.0% cap · market cap 8.68%
Second Best
Apartment 5plus
$222.4K
$194.6K – $259.5K
NOI $15,567 @ 7.0% cap · market cap 7.78%
Theoretical Best
Office A
$402.1K
$351.8K – $469.1K
NOI $28,145 @ 7.0% cap · market cap 14.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
314
Businesses Nearby
Explore this area
Business Placement
Demographics for 12043, NY
7,883
Population
3,292
Households
2.4
Avg Household Size
39
Median Age
28%
College-Educated
94%
High-School Grad
63.6 sq mi
ZIP Area
124
Density / Sq Mi
$73,006
Median Household Income
$33,227
Median Earnings
$853
Median Rent
$171,900
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 apartments feature full baths, hardwood flooring, and separate outdoor spaces.
Where is this duplex located?
The property is located at 127 France Ln Cobleskill, NY.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: Two‑family duplex with a 2‑bedroom first‑floor apartment and a 1‑bedroom second‑floor apartment; Full bathroom located on each level; Some utilities are separate
