Tenant-Occupied Duplex with Flex
18 Main Street Lake Luzerne, NY 12846
18 Main Street, Lake Luzerne, NY, 12846
$189,900
For Sale
$189,900
Tenant-occupied duplex offers municipal water, private septic, and a durable metal roof, with potential for a vacant unit delivery.
Property Size1,800 SF
Price / SF$105.50
Days on Market30
Property Features for 18 Main Street
General Information
- Standard status
- Active
- Size
- 1,800 SF
- Property subtype
- Multi-family
Building Details
- Year Built
- 1940
Listing agency
KW Platform
Listed by
Thaddeus Jones
(518) 639-4663
Source
Signatureonerealtygroup
Added: Jun 22 Updated: Jul 20 at 2:41AM Checked: Jul 21 at 6:53AM
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 KW Platform
Investment Insights
Based on property information with market context.
This tenant-occupied duplex is an income-focused residential property with a freshly painted exterior and a durable metal roof. The offering includes municipal water and private septic. A portion of the building is currently used only for storage, and the property notes that one unit may be delivered vacant, providing flexibility for an owner-occupant or immediate re-tenanting.
Located on Main Street in Lake Luzerne, the property is described as being within a short walk to Wayside Beach and Pavilion Park. The listing also states the property is zoned HC (Hamlet Commercial).
The layout includes two residential units plus storage-only space within the building. The remarks further note that additional residential or commercial units may be possible with proper town approvals.
Located on Main Street in Lake Luzerne, the property is described as being within a short walk to Wayside Beach and Pavilion Park. The listing also states the property is zoned HC (Hamlet Commercial).
The layout includes two residential units plus storage-only space within the building. The remarks further note that additional residential or commercial units may be possible with proper town approvals.
Key Highlights
- Tenant‑occupied duplex built in 1940 with freshly painted exterior and a durable metal roof
- Services include municipal water and private septic
- One unit may be delivered vacant, allowing flexibility for an owner‑occupant
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $25.3k | $14.04 |
| − Vacancy | −$1.8k | −$0.98 |
| EGI | $23.5k | $13.06 |
| − OpEx | −$7.1k | −$3.92 |
| NOI | $16.5k | $9.14 |
1,800 SF · lease $14.04/SF/yr · vacancy 7.00% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$235.0K
$205.7K – $274.2K
NOI $16,452 @ 7.0% cap · market cap 8.66%
Second Best
Apartment 5plus
$214.4K
$187.6K – $250.2K
NOI $15,010 @ 7.0% cap · market cap 7.90%
Theoretical Best
Office A
$538.8K
$471.4K – $628.6K
NOI $37,714 @ 7.0% cap · market cap 19.86%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Tenant-occupied duplex offers municipal water, private septic, and a durable metal roof, with potential for a vacant unit delivery.
Where is this duplex located?
The property is located at 18 Main Street Lake Luzerne, NY.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: Tenant‑occupied duplex built in 1940 with freshly painted exterior and a durable metal roof; Services include municipal water and private septic; One unit may be delivered vacant, allowing flexibility for an owner‑occupant
