Water-View Multifamily
For Sale
$1,200,000
6-8 Wilbur Road, Pleasant Valley, NY 12569
Modernized residential income property with attached townhomes, a separate home, and lake or pond views.
Property Size4,692 SF
Price / SF$255.75
Days on Market1499
Property Features for 6-8 Wilbur Road
General Information
Standard status
Active
Size
4,692 SF
Property subtype
Multi Family
Units
Unit Mix
3 x 1BR townhome, 1 x 1BR single family, 1 x bonus apartment
Multifamily Units
5
Additional Details
Cap Rate
7%
Taxes and HOA fees
Annual Taxes
$14,921
Amenities
No, 9.00, No, Assigned
Finished, Full
Hardwood
1st Floor Bedrm, Balcony, Granite Counters, Hardwood Floors As Seen, Lake/Pond/Stream, Panoramic, Park, Patio, Porch, Water View, Well
4692
2+ Common Walls
Yes
1st Fl Master Bedroom, Granite Counters
Square Feet
Balcony, Hardwood Floors As Seen, 1st Fl Master Bedroom, Granit Countertops, Privacy, Patio, Porch, Open View, Water View, Lake/Pond/Stream
Balcony
Lake/Pond/Stream
No
Advanced Framing Technique, Batts Insulation, Block, Blown-In Insulation, ICFs (Insulated Concrete Forms), Vinyl Siding
Patio, Porch
Balcony, Patio, Porch, Assigned, Park, Part Wooded, Sloped, Near Public Transit, Private
Building Details
Year Built
2011
Listing Agency:
eXp Realty
Listed By:
Anesha Nesbitt · License #10401285703
(888) 276-0630
Source:
Compass
Added: Jul 30, 2022
Changed: Sep 2
Last Checked: Sep 4 at 2:56PM
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 eXp Realty
Investment Insights
Based on property information with market context.
This 4,692-square-foot multifamily property, built in 2011, includes three attached one-bedroom townhomes with additional studies that provide flexible room configurations. A separate two-level, one-bedroom home adds an open layout and two full bathrooms, while its finished lower level serves as a guest bed area. One townhome also includes a bonus apartment with 10-foot ceilings.
Interior finishes include granite countertops, custom cabinetry, hardwood floors, ceramic tile, crown molding, and energy-efficient appliances. Large picture windows and sliders open to glass decks with water views. The property also includes balconies, patios, porches, assigned parking, and a part-wooded setting near public transit. Long-term tenants are in place, and the units are described as well-maintained and fully modernized.
Interior finishes include granite countertops, custom cabinetry, hardwood floors, ceramic tile, crown molding, and energy-efficient appliances. Large picture windows and sliders open to glass decks with water views. The property also includes balconies, patios, porches, assigned parking, and a part-wooded setting near public transit. Long-term tenants are in place, and the units are described as well-maintained and fully modernized.
Key Highlights
- 4,692‑square‑foot multifamily property built in 2011
- Three attached one‑bedroom townhomes with three additional studies
- Separate two‑level, one‑bedroom home with two full bathrooms
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
$80,608
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
6.72%
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%
$1,612,160
$1.6M
Cap Rate 7%
$1,151,543
$1.2M
Cap Rate 9%
$895,644
$895.6K
Market Conditions
NOI Build-Up for 4,692 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
$154.3K $32.88/SF
− Vacancy
−$7.7K −$1.64/SF
EGI
$146.6K $31.24/SF
− OpEx
−$66.0K −$14.06/SF
NOI
$80.6K $17.18/SF
Area
Dutchess County, NY
Vacancy
5.00%
Lease Rate
$32.88 /SF/Yr
Expense Ratio
45.00%
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%
$1,612,160
Cap Rate 7%
$1,151,543
Cap Rate 9%
$895,644
Alternative Uses
Best Use
Apartment 5plus
$1.15M
$1.01M – $1.34M
NOI $80,608 @ 7.0% cap · market cap 6.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.41M
$1.24M – $1.65M
NOI $98,866 @ 7.0% cap · market cap 8.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
239
Businesses Nearby
Explore this area
Business Placement
Demographics for 12569, NY
10,177
Population
4,266
Households
2.4
Avg Household Size
44
Median Age
39%
College-Educated
96%
High-School Grad
33.3 sq mi
ZIP Area
306
Density / Sq Mi
$113,902
Median Household Income
$57,791
Median Earnings
$1,925
Median Rent
$349,900
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?
Multifamily property - Modernized residential income property with attached townhomes, a separate home, and lake or pond views.
Where is this multifamily property located?
The property is located at 6-8 Wilbur Road Pleasant Valley, NY.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 4,692‑square‑foot multifamily property built in 2011; Three attached one‑bedroom townhomes with three additional studies; Separate two‑level, one‑bedroom home with two full bathrooms
