Historic Two-Family
New
For Sale
$499,900
14 Pearl St, Hudson Falls, NY 12839
Distinctive duplex with preserved architectural details, two updated kitchens, private porches, and paved off-street parking.
Property Size3,982 SF
Price / SF$125.54
Days on Market7
Property Features for 14 Pearl St
General Information
Standard status
Active
Size
3,982 SF
Total Parking Spaces
5
Property subtype
Residential Income
Units
Unit Mix
1 x 4BR/2BA, 1 x 3BR/1.5BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,131
Amenities
belvedere
private covered porches
English-style garden
slate pathways
Building Details
Year Built
1890
Buildings
1
Construction
Second Empire Italianate Victorian
Listing Agency:
eXp Realty
(888) 276-0630
Listed By:
Angela Cugini-Girard · License #40CU0937069
(518) 232-1460
Source:
Exprealty
Added: Sep 1
Changed: Sep 5
Last Checked: Sep 6 at 2:33PM
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.
Built in 1890, this two-family duplex contains 3,982 square feet of living space with a total of 7 bedrooms and 3.5 baths. The front residence spans three floors and approximately 2,353 square feet, offering 4 bedrooms, 2 full baths, generous living and dining rooms, an updated kitchen, and flexible bonus areas. The rear residence measures approximately 1,665 square feet and includes 3 bedrooms, 1.5 baths, an updated kitchen, laundry room, formal dining room, and additional sitting or office space.
Original character includes a slate mansard roof, belvedere, ornate woodwork, hardwood floors, coffered ceilings, built-ins, and an interior curved staircase. Each unit has a private covered porch. Exterior features include an English-style garden, slate walkways, and paved parking for approximately five vehicles. The property is near the Village Green, Main Street, and the Hudson Falls Historic District, with access to Glens Falls, Lake George, Saratoga Springs, and Vermont.
Original character includes a slate mansard roof, belvedere, ornate woodwork, hardwood floors, coffered ceilings, built-ins, and an interior curved staircase. Each unit has a private covered porch. Exterior features include an English-style garden, slate walkways, and paved parking for approximately five vehicles. The property is near the Village Green, Main Street, and the Hudson Falls Historic District, with access to Glens Falls, Lake George, Saratoga Springs, and Vermont.
Key Highlights
- 1890‑built duplex with 3,982 square feet of living space
- Two residences totaling 7 bedrooms and 3.5 baths
- Front unit: approximately 2,353 square feet, 4 bedrooms, and 2 full baths
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
$41,109
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
8.22%
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%
$822,180
$822.2K
Cap Rate 7%
$587,271
$587.3K
Cap Rate 9%
$456,767
$456.8K
Market Conditions
NOI Build-Up for 3,982 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
$78.8K $19.80/SF
− Vacancy
−$4.1K −$1.03/SF
EGI
$74.7K $18.77/SF
− OpEx
−$33.6K −$8.45/SF
NOI
$41.1K $10.32/SF
Area
Washington County, NY
Vacancy
5.20%
Lease Rate
$19.80 /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%
$822,180
Cap Rate 7%
$587,271
Cap Rate 9%
$456,767
Alternative Uses
Best Use
Multifamily LT 5
$658.6K
$576.3K – $768.4K
NOI $46,105 @ 7.0% cap · market cap 9.22%
Second Best
Apartment 5plus
$587.3K
$513.9K – $685.2K
NOI $41,109 @ 7.0% cap · market cap 8.22%
Theoretical Best
Office A
$987.9K
$864.4K – $1.15M
NOI $69,153 @ 7.0% cap · market cap 13.83%
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
360
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?
Duplex - Distinctive duplex with preserved architectural details, two updated kitchens, private porches, and paved off-street parking.
Where is this duplex located?
The property is located at 14 Pearl St Hudson Falls, NY.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: 1890‑built duplex with 3,982 square feet of living space; Two residences totaling 7 bedrooms and 3.5 baths; Front unit: approximately 2,353 square feet, 4 bedrooms, and 2 full baths
