Two-Family Mixed-Use
For Sale
$299,000
102 River Street, Hudson Falls, NY 12839
Commercially zoned building combines two-family residential space with a separately accessed beauty salon.
Property Size2,102 SF
Price / SF$142.25
Days on Market38
Property Features for 102 River Street
General Information
Standard status
Active
Size
2,102 SF
Total Parking Spaces
10
Property subtype
Multi-Family
Zoning
Commercial
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,526
Building Details
Year Built
1880
Listing Agency:
Schermerhorn Realty Group LLC
(518) 955-2881
Listed By:
Kim Lukaszewicz
(518) 955-2881
Source:
Capmarkrealty
Added: Jul 24
Changed: Aug 29
Last Checked: Aug 25 at 3:40AM
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 Schermerhorn Realty Group LLC
Investment Insights
Based on property information with market context.
Located at 102 River Street in Hudson Falls, New York, this mixed-use property combines a two-family residential component with a beauty salon. The salon has its own entrance and has operated at the property for 31 years, creating a distinct commercial area within the building. Adequate parking is available, and the property is zoned Commercial.
Constructed in 1880, the building contains 2,102 square feet. Its residential and commercial components are arranged within a single property, offering a combination of uses at a Hudson Falls address.
Constructed in 1880, the building contains 2,102 square feet. Its residential and commercial components are arranged within a single property, offering a combination of uses at a Hudson Falls address.
Key Highlights
- Two‑family mixed‑use configuration
- Beauty salon with separate entrance
- Salon operating at the property for 31 years
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
$24,338
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
8.14%
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%
$486,760
$486.8K
Cap Rate 7%
$347,686
$347.7K
Cap Rate 9%
$270,422
$270.4K
Market Conditions
NOI Build-Up for 2,102 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
$36.6K $17.40/SF
− Vacancy
−$1.8K −$0.86/SF
EGI
$34.8K $16.54/SF
− OpEx
−$10.4K −$4.96/SF
NOI
$24.3K $11.58/SF
Area
Washington County, NY
Vacancy
4.94%
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%
$486,760
Cap Rate 7%
$347,686
Cap Rate 9%
$270,422
Alternative Uses
Best Use
Multifamily LT 5
$347.7K
$304.2K – $405.6K
NOI $24,338 @ 7.0% cap · market cap 8.14%
Second Best
Apartment 5plus
$310.0K
$271.3K – $361.7K
NOI $21,700 @ 7.0% cap · market cap 7.26%
Theoretical Best
Office A
$521.5K
$456.3K – $608.4K
NOI $36,504 @ 7.0% cap · market cap 12.21%
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 12839, NY
13,618
Population
6,515
Households
2.1
Avg Household Size
41
Median Age
16%
College-Educated
90%
High-School Grad
31.0 sq mi
ZIP Area
439
Density / Sq Mi
$70,006
Median Household Income
$41,545
Median Earnings
$1,018
Median Rent
$161,300
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?
Mixed-use property - Commercially zoned building combines two-family residential space with a separately accessed beauty salon.
Where is this mixed-use property located?
The property is located at 102 River Street Hudson Falls, NY.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Two‑family mixed‑use configuration; Beauty salon with separate entrance; Salon operating at the property for 31 years
