Three-Unit Multifamily
For Sale
$294,400
15 Pearl St, Livingston Manor, NY 12758
Residential property offering varied apartment layouts, detached parking, and an additional lot available separately.
Property Size2,496 SF
Price / SF$117.95
Days on Market179
Property Features for 15 Pearl St
General Information
Standard status
Active
Size
2,496 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR, 2 x 1BR
Multifamily Units
3
Building Details
Year Built
1930
Listing Agency:
The Maxx Group LLC
(845) 866-4673
Listed By:
Maxine H Schulte · License #10491205538
Source:
Searchhomesinlongisland
Added: Mar 4
Changed: Aug 29
Last Checked: Aug 25 at 7:43AM
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 The Maxx Group LLC
Investment Insights
Based on property information with market context.
This three-unit residential property in Livingston Manor, NY, includes a two-bedroom apartment on the first floor and two one-bedroom apartments. A detached two-car garage provides dedicated parking, and the building was constructed in 1930. Heating is provided by above-ground oil fuel.
An additional lot located to the left of the house is also offered for sale. The property is near restaurants and shops in the Livingston Manor area.
An additional lot located to the left of the house is also offered for sale. The property is near restaurants and shops in the Livingston Manor area.
Key Highlights
- Three apartments: one two‑bedroom unit and two one‑bedroom units
- Detached two‑car garage
- Additional lot to the left of the house offered for sale
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
$19,899
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
6.76%
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%
$397,980
$398.0K
Cap Rate 7%
$284,271
$284.3K
Cap Rate 9%
$221,100
$221.1K
Market Conditions
NOI Build-Up for 2,496 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
$32.0K $12.84/SF
− Vacancy
−$3.6K −$1.45/SF
EGI
$28.4K $11.39/SF
− OpEx
−$8.5K −$3.42/SF
NOI
$19.9K $7.97/SF
Area
Sullivan County, NY
Vacancy
11.30%
Lease Rate
$12.84 /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%
$397,980
Cap Rate 7%
$284,271
Cap Rate 9%
$221,100
Alternative Uses
Best Use
Multifamily LT 5
$284.3K
$248.7K – $331.7K
NOI $19,899 @ 7.0% cap · market cap 6.76%
Second Best
Apartment 5plus
$272.2K
$238.2K – $317.6K
NOI $19,055 @ 7.0% cap · market cap 6.47%
Theoretical Best
Office A
$684.6K
$599.0K – $798.7K
NOI $47,923 @ 7.0% cap · market cap 16.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
175
Businesses Nearby
Explore this area
Business Placement
Demographics for 12758, NY
4,033
Population
3,114
Households
1.3
Avg Household Size
46
Median Age
25%
College-Educated
91%
High-School Grad
153.6 sq mi
ZIP Area
26
Density / Sq Mi
$50,577
Median Household Income
$41,036
Median Earnings
$938
Median Rent
$171,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Residential property offering varied apartment layouts, detached parking, and an additional lot available separately.
Where is this triplex located?
The property is located at 15 Pearl St Livingston Manor, NY.
What is the asking price?
The asking price for this property is $294,400.
What are key features of this property?
This property features: Three apartments: one two‑bedroom unit and two one‑bedroom units; Detached two‑car garage; Additional lot to the left of the house offered for sale
