Two-Family Property with Garage and
For Sale
$289,900
13 Batcher Street, Albany, NY 12202
MULTI_FAMILY - Other - Albany, NY
Property Size1,176 SF
Lot Size0.88 Acres
Price / SF$246.51
Days on Market108
Property Features for 13 Batcher Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3
Parking
6
Parking features
Garage, Driveway
Basement
Crawl Space
Lot features
Level, Cleared
High school
Albany
Elementary school district
Albany
Middle school district
Albany
High school district
Albany
Directions
Exit 2 to right onto S Pearl St, left onto Bouck St., Left onto Broad St., Right onto Odell St., right onto Porter Ct., left onto Batcher St.
Standard status
Active
APN
010100 76.72-3-34
Size
1,176 SF
Lot size
0.88 Acres
Taxes and HOA fees
Tax Annual Amount
3933
Utilities
Sewer type
Public Sewer
Heating system
Radiant
Water source
Public
Building Details
Year built
1880
Number of units
2
Flooring type
Vinyl
Building materials
Wood Siding
Roof type
Rubber
Architectural style
Other
Listing Agency:
Berkshire Hathaway Home Services Blake · Berkshire Hathaway HomeServices
(518) 935-2555
Listed By:
Leon Levy · License #30LE0983094
(518) 727-7493
Added: May 5
Changed: Jul 24
Last Checked: Aug 20 at 10:06AM
MLS# 202616557
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 for-sale package includes eight parcels centered on a two-family home with off-street parking and a two-car detached garage. The first-floor apartment has been renovated, while the second-floor unit requires rehab. Both units are currently occupied by longer-term tenants on month-to-month terms, with the first floor paying $750 and the second floor paying $650.
The package also includes a separate 5-bay garage and multiple vacant land parcels. The property is described as being within the broader Albany revitalization effort for new two-family homes on the South end.
All data, dimensions, and tax map numbers are referenced as being attached under documents, and the parcels must be sold as a package.
The package also includes a separate 5-bay garage and multiple vacant land parcels. The property is described as being within the broader Albany revitalization effort for new two-family homes on the South end.
All data, dimensions, and tax map numbers are referenced as being attached under documents, and the parcels must be sold as a package.
Key Highlights
- Package of 8 parcels includes a 2‑family home plus another 5‑bay garage and 8 vacant land parcels (sold only as a package).
- 2‑family home with two occupied units; both units are month‑to‑month with longer‑term tenants.
- Unit rents: first floor pays $750/month and second floor pays $650/month.
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
$13,393
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
4.62%
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%
$267,860
$267.9K
Cap Rate 7%
$191,329
$191.3K
Cap Rate 9%
$148,811
$148.8K
Market Conditions
NOI Build-Up for 1,176 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
$20.5K $17.40/SF
− Vacancy
−$1.3K −$1.13/SF
EGI
$19.1K $16.27/SF
− OpEx
−$5.7K −$4.88/SF
NOI
$13.4K $11.39/SF
Area
Albany, 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%
$267,860
Cap Rate 7%
$191,329
Cap Rate 9%
$148,811
Alternative Uses
Best Use
Multifamily LT 5
$191.3K
$167.4K – $223.2K
NOI $13,393 @ 7.0% cap · market cap 4.62%
Second Best
Apartment 5plus
$171.6K
$150.2K – $200.2K
NOI $12,013 @ 7.0% cap · market cap 4.14%
Theoretical Best
Office A
$310.3K
$271.5K – $362.0K
NOI $21,718 @ 7.0% cap · market cap 7.49%
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
732
Businesses Nearby
Explore this area
Business Placement
Demographics for 12202, NY
10,257
Population
5,434
Households
1.9
Avg Household Size
34
Median Age
33%
College-Educated
80%
High-School Grad
2.0 sq mi
ZIP Area
5,129
Density / Sq Mi
$49,684
Median Household Income
$34,656
Median Earnings
$1,012
Median Rent
$139,800
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 - Package includes a two-family residence with detached garage, an additional multi-bay garage, and vacant land parcels.
Where is this duplex located?
The property is located at 13 Batcher Street Albany, NY.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: Package of 8 parcels includes a 2‑family home plus another 5‑bay garage and 8 vacant land parcels (sold only as a package).; 2‑family home with two occupied units; both units are month‑to‑month with longer‑term tenants.; Unit rents: first floor pays $750/month and second floor pays $650/month.
