Duplex with Separate Utility
For Sale
$294,000
17 Garfield St, Glens Falls, NY 12801
Flexible two-unit property near downtown amenities, outdoor recreation, schools, shopping, and commuter routes.
Property Size1,948 SF
Price / SF$150.92
Days on Market89
Property Features for 17 Garfield St
General Information
Standard status
Active
Size
1,948 SF
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Building Details
Year Built
1920
Listing Agency:
Gallo Realty Adk Inc
(518) 810-5885
Listed By:
Clancy Real Estate, Inc
(518) 861-7016
Source:
Clancyrealestate
Added: Jul 19
Changed: Oct 13
Last Checked: Oct 14 at 10:56PM
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 Gallo Realty Adk Inc
Investment Insights
Based on property information with market context.
Built in 1920, this duplex contains 1,948 square feet with five bedrooms arranged as three upstairs and two downstairs, plus a sixth bonus room. The layout provides separate living areas within a generous multi-family floor plan, while separately metered utilities support clearer management of each unit’s usage.
The property is located minutes from Downtown Glens Falls, with restaurants, shopping, schools, parks, and entertainment nearby. Lake George, the Adirondacks, and year-round recreational destinations are also within close reach, while I-87 provides commuter access.
The property is located minutes from Downtown Glens Falls, with restaurants, shopping, schools, parks, and entertainment nearby. Lake George, the Adirondacks, and year-round recreational destinations are also within close reach, while I-87 provides commuter access.
Key Highlights
- Duplex with 1,948 square feet of living area
- Five bedrooms: 3 upstairs and 2 downstairs
- Sixth bonus room adds flexible interior space
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$17,805
Cap Rate
6.06%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$356,100
$356.1K
Cap Rate 7%
$254,357
$254.4K
Cap Rate 9%
$197,833
$197.8K
Market Conditions
NOI Build-Up for 1,948 SF
Gross rent
$27.3K $14.04/SF
− Vacancy
−$1.9K −$0.98/SF
EGI
$25.4K $13.06/SF
− OpEx
−$7.6K −$3.92/SF
NOI
$17.8K $9.14/SF
Area
Warren County, NY
Vacancy
7.00%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$356,100
Cap Rate 7%
$254,357
Cap Rate 9%
$197,833
Alternative Uses
Best Use
Multifamily LT 5
$254.4K
$222.6K – $296.8K
NOI $17,805 @ 7.0% cap · market cap 6.06%
Second Best
Apartment 5plus
$232.1K
$203.1K – $270.8K
NOI $16,245 @ 7.0% cap · market cap 5.53%
Theoretical Best
Office A
$583.1K
$510.2K – $680.2K
NOI $40,814 @ 7.0% cap · market cap 13.88%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,182
Businesses Nearby
Explore this area
Business Placement
Demographics for 12801, NY
14,850
Population
7,287
Households
2
Avg Household Size
40
Median Age
33%
College-Educated
90%
High-School Grad
3.8 sq mi
ZIP Area
3,908
Density / Sq Mi
$70,019
Median Household Income
$46,700
Median Earnings
$1,050
Median Rent
$196,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Flexible two-unit property near downtown amenities, outdoor recreation, schools, shopping, and commuter routes.
Where is this duplex located?
The property is located at 17 Garfield St Glens Falls, NY.
What is the asking price?
The asking price for this property is $294,000.
What are key features of this property?
This property features: Duplex with 1,948 square feet of living area; Five bedrooms: 3 upstairs and 2 downstairs; Sixth bonus room adds flexible interior space
