Two-Unit Duplex with
New
For Sale
$200,000
127 France Lane, Cobleskill, NY 12043
MultiFamily, Cobleskill, NY
Property Size1,524 SF
Lot Size0.27 Acres
Price / SF$131.23
Days on Market2
Property Features for 127 France Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 2, Bedroom 2, Bathroom 1, Bedroom 1
Parking
2
Parking features
Driveway
Patio and Porch features
Deck, Porch
Interior features
Paddle Fan, High Speed Internet, Walk-In Closet(s)
Basement
Sump Pump, Exterior Entry, Full, Unfinished
Lot features
Level
Elementary school district
Cobleskill-Richmondville
Middle school district
Cobleskill-Richmondville
High school district
Cobleskill-Richmondville
Directions
From center of Cobleskill Village take Rt 7 West to France Ln take a left, on the right.
Standard status
Active
APN
432601 68.5-4-12
Size
1,524 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Annual Amount
3141
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Radiant, Hot Water(Heating)
Water source
Public
Amenities
hardwood floors
front porch
back deck
nice backyard
garage
off-street parking
Building Details
Year built
1897
Number of units
2
Flooring type
Wood, Tile, Vinyl, Carpet
Building materials
Wood Siding
Roof type
Slate
Listing Agency:
Country Boy Realty
(518) 234-4371
Listed By:
Christy L Gillespie-Quinn · License #10301214647
(518) 231-4526
Added: Aug 27
Last Checked: Aug 28 at 10:06AM
MLS# 202624967
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 1,524-square-foot duplex contains two apartments arranged across two levels. The first-floor residence has two bedrooms and a full bathroom, while the second-floor apartment provides one bedroom and one full bathroom. Interior finishes include wood, tile, vinyl, and carpet flooring, with some separate utilities. A front porch, rear deck, backyard, garage, and driveway add functional outdoor and parking amenities.
Built in 1897, the property is served by public water and public sewer and features natural-gas radiant hot-water heating, wood siding, and a slate roof. Its Cobleskill setting places the home on France Lane near village amenities and SUNY Cobleskill. The configuration supports either continued two-unit use or an owner-occupied arrangement with a separate apartment.
Built in 1897, the property is served by public water and public sewer and features natural-gas radiant hot-water heating, wood siding, and a slate roof. Its Cobleskill setting places the home on France Lane near village amenities and SUNY Cobleskill. The configuration supports either continued two-unit use or an owner-occupied arrangement with a separate apartment.
Key Highlights
- Two apartments: 2‑bedroom first‑floor unit and 1‑bedroom second‑floor unit
- 1,524 square feet on a 0.27‑acre lot
- Full bathroom on each level
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
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
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Frequently Asked Questions
What type of property is this?
Duplex - Separate apartments include outdoor areas, driveway parking, and distinct living spaces across two levels.
Where is this duplex located?
The property is located at 127 France Lane 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 apartments: 2‑bedroom first‑floor unit and 1‑bedroom second‑floor unit; 1,524 square feet on a 0.27‑acre lot; Full bathroom on each level
