High-Performing Multifamily Portfolio in Ausable
For Sale
Contact for pricing
14217 - 14219 NYS Route 9N, Au Sable Forks, NY 12912
Well-maintained 9-unit multifamily portfolio in the heart of AuSable Forks.
Property Size7,326 SF
Price / SF$85
Days on Market352
Property Features for 14217 - 14219 NYS Route 9N
General Information
Standard status
Active
Size
7,326 SF
Property subtype
Multifamily
Building Details
Units
9
Listing Agency:
Coldwell Banker Whitbeck
Listed By:
PJ Whitbeck · License #NY
Source:
Crexi
Added: Aug 26, 2025
Changed: Aug 8
Last Checked: Aug 10 at 2:12PM
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 Coldwell Banker Whitbeck
Investment Insights
Based on property information with market context.
This is an exceptional opportunity to acquire a high-performing 9-unit multi-family portfolio in the heart of AuSable Forks. The package consists of two well-maintained, neighboring buildings being sold together. The property offers immediate scale and a gross monthly income of $8,925. The unit mix is diverse, featuring one 3-bedroom unit, three 2-bedroom units, four 1-bedroom units, and one studio unit. The units are separately metered for utilities. There is ample off-street parking available. The property has a high-occupancy history and is within walking distance to local amenities, including coffee shops, bars, and restaurants, ensuring high tenant retention. The property is situated 20 minutes from Whiteface Ski Resort and 30 minutes from Lake Placid and Plattsburgh, making it prime for workforce or recreational housing. With a strong day-one cap rate and a location central to the Adirondack High Peaks region, this is an ideal addition for the sophisticated commercial investor. The property size is 7,326 square feet.
Key Highlights
- High‑Performing 9‑Unit Multi‑Family Portfolio with Immediate Scale
- Strategic Location: just 20 minutes from Whiteface Ski Resort, and 30 minutes from Lake Placid and Plattsburgh
- Strong Day‑One Cap Rate
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
$55,604
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
8.83%
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%
$1,112,080
$1.1M
Cap Rate 7%
$794,343
$794.3K
Cap Rate 9%
$617,822
$617.8K
Market Conditions
NOI Build-Up for 7,326 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
$109.9K $15.00/SF
− Vacancy
−$8.8K −$1.20/SF
EGI
$101.1K $13.80/SF
− OpEx
−$45.5K −$6.21/SF
NOI
$55.6K $7.59/SF
Area
Clinton County, NY
Vacancy
8.00%
Lease Rate
$15.00 /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%
$1,112,080
Cap Rate 7%
$794,343
Cap Rate 9%
$617,822
Alternative Uses
Best Use
Apartment 5plus
$794.3K
$695.1K – $926.7K
NOI $55,604 @ 7.0% cap · market cap 8.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.02M
$1.77M – $2.36M
NOI $141,362 @ 7.0% cap · market cap 22.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
Explore this area
Business Placement
Demographics for 12912, NY
1,964
Population
1,011
Households
1.9
Avg Household Size
46
Median Age
30%
College-Educated
91%
High-School Grad
95.7 sq mi
ZIP Area
21
Density / Sq Mi
$70,469
Median Household Income
$40,203
Median Earnings
$829
Median Rent
$187,400
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?
Apartment building - Well-maintained 9-unit multifamily portfolio in the heart of AuSable Forks.
Where is this apartment building located?
The property is located at 14217 - 14219 NYS Route 9N Au Sable Forks, NY.
What is the asking price?
The asking price for this property is $630,000.
What are key features of this property?
This property features: High‑Performing 9‑Unit Multi‑Family Portfolio with Immediate Scale; Strategic Location: just 20 minutes from Whiteface Ski Resort, and 30 minutes from Lake Placid and Plattsburgh; Strong Day‑One Cap Rate
