Two-Unit Duplex with
For Sale
$275,000
Pending
1326 8th Avenue, Watervliet, NY 12189
MultiFamily, Watervliet, NY
Property Size1,908 SF
Lot Size0.14 Acres
Days on Market111
Property Features for 1326 8th Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 4, Bedroom 3, Bedroom 1, Bedroom 2, Bathroom 2, Laundry Room
Parking
1
Parking features
Off Street, Garage
Fencing
Chain Link, Gate
Basement
Crawl Space
Elementary school district
Watervliet
Middle school district
Watervliet
High school district
Watervliet
Directions
From I-787 take exit for 23rd St., head West to 8th Ave, turn left. Property on right.
Standard status
Pending
APN
011800 32.74-1-34
Size
1,908 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Annual Amount
3688
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Water source
Public
Amenities
private fenced yard
Building Details
Year built
1920
Number of units
2
Building materials
Aluminum Siding
Listing Agency:
Venture Fox Realty Group LLC
(518) 290-1070
Listed By:
Abigail Curtiss · License #10401362361
(518) 653-1898
Added: May 11
Changed: Aug 20
Last Checked: Aug 29 at 3:06AM
MLS# 202617185
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.
Built in 1920, this 1,908-square-foot duplex contains two residential units on a 0.14-acre lot. The property includes four bedrooms, two bathrooms, and a laundry room, with each unit offering a spacious layout and its own fenced yard. Aluminum siding and electric heating serve the building, while separate utilities support independent unit operation.
Parking and storage are provided by a one-car garage, an additional three-car garage at the rear, and off-street parking. The property is connected to public water and public sewer. Its Watervliet setting places the duplex near shopping, dining, and major highways, with access suited to daily commuting.
Parking and storage are provided by a one-car garage, an additional three-car garage at the rear, and off-street parking. The property is connected to public water and public sewer. Its Watervliet setting places the duplex near shopping, dining, and major highways, with access suited to daily commuting.
Key Highlights
- Two‑unit duplex with 1,908 square feet on a 0.14‑acre lot
- Built in 1920 with aluminum siding and electric heating
- Each unit has a private fenced yard and separate utilities
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
$22,031
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
8.01%
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%
$440,620
$440.6K
Cap Rate 7%
$314,729
$314.7K
Cap Rate 9%
$244,789
$244.8K
Market Conditions
NOI Build-Up for 1,908 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
$33.2K $17.40/SF
− Vacancy
−$1.7K −$0.90/SF
EGI
$31.5K $16.50/SF
− OpEx
−$9.4K −$4.95/SF
NOI
$22.0K $11.55/SF
Area
Albany County, NY
Vacancy
5.20%
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%
$440,620
Cap Rate 7%
$314,729
Cap Rate 9%
$244,789
Alternative Uses
Best Use
Multifamily LT 5
$314.7K
$275.4K – $367.2K
NOI $22,031 @ 7.0% cap · market cap 8.01%
Second Best
Apartment 5plus
$291.1K
$254.8K – $339.7K
NOI $20,380 @ 7.0% cap · market cap 7.41%
Theoretical Best
Office A
$595.4K
$521.0K – $694.6K
NOI $41,677 @ 7.0% cap · market cap 15.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
362
Businesses Nearby
Explore this area
Business Placement
Demographics for 12189, NY
18,970
Population
9,887
Households
1.9
Avg Household Size
39
Median Age
27%
College-Educated
92%
High-School Grad
6.2 sq mi
ZIP Area
3,060
Density / Sq Mi
$62,763
Median Household Income
$48,555
Median Earnings
$1,084
Median Rent
$199,600
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 utilities support two residential units with private fenced yards, garage space, and off-street parking.
Where is this duplex located?
The property is located at 1326 8th Avenue Watervliet, NY.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,908 square feet on a 0.14‑acre lot; Built in 1920 with aluminum siding and electric heating; Each unit has a private fenced yard and separate utilities
