Renovated Two-Family
For Sale
$299,900
186 Main Street, Cohoes, NY 12047
MultiFamily, Cohoes, NY
Property Size2,300 SF
Lot Size0.05 Acres
Price / SF$130.39
Days on Market123
Property Features for 186 Main Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Bedroom 4, Bedroom 5, Bathroom 3, Laundry Room, Bedroom 6, Bedroom 2, Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 3
Interior features
Ceramic Tile Bath
Fencing
Chain Link
Basement
Full, Unfinished
Lot features
Level, Cleared
Elementary school district
Cohoes
Middle school district
Cohoes
High school district
Cohoes
Directions
Northway/87N to exit 7, keep right to US 9. Right at Holiday Inn/US 9R, right onto Main St.
Standard status
Active
APN
010300 10.83-2-10.2
Size
2,300 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
4096
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Amenities
forced hot air heating
central air conditioning
enclosed back porches
laundry
Building Details
Year built
1880
Number of units
2
Flooring type
Laminate
Building materials
Vinyl Siding
Roof type
Rubber
Architectural style
Other
Listing Agency:
Venture Fox Realty Group LLC
(518) 290-1070
Listed By:
Christopher McCabe · License #40MC1144610
(518) 378-8756
Added: Apr 20
Changed: Aug 20
Last Checked: Aug 20 at 10:06AM
MLS# 202615460
Copyright © 2026 Global MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,300-square-foot duplex contains two renovated residences, each arranged with 3 bedrooms and 2 full bathrooms. Both units include two primary-suite configurations, with one suite incorporating its own full bath. Improvements completed over the past several years include refreshed kitchens, tiled baths, stainless steel appliances, and updated finishes. One kitchen has quartz counters, while the other uses granite. Forced-air natural gas heat and central air conditioning serve the building.
Enclosed rear porches provide additional space and accommodate laundry areas. The property sits on a 0.05-acre lot in the Cohoes City School District and includes vinyl siding, laminate flooring, a rubber roof, chain-link fencing, public water, and public sewer. Built in 1880, the duplex combines historic construction with extensive interior updates.
Enclosed rear porches provide additional space and accommodate laundry areas. The property sits on a 0.05-acre lot in the Cohoes City School District and includes vinyl siding, laminate flooring, a rubber roof, chain-link fencing, public water, and public sewer. Built in 1880, the duplex combines historic construction with extensive interior updates.
Key Highlights
- Two‑unit duplex with 2,300 square feet of building area
- Each residence offers 3 bedrooms and 2 full bathrooms
- Two primary‑suite layouts in each unit, including a suite with its own full bath
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
$26,557
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
8.86%
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%
$531,140
$531.1K
Cap Rate 7%
$379,386
$379.4K
Cap Rate 9%
$295,078
$295.1K
Market Conditions
NOI Build-Up for 2,300 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
$40.0K $17.40/SF
− Vacancy
−$2.1K −$0.90/SF
EGI
$37.9K $16.50/SF
− OpEx
−$11.4K −$4.95/SF
NOI
$26.6K $11.55/SF
Area
Albany County, NY
Vacancy
5.20%
Lease Rate
$17.40 /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%
$531,140
Cap Rate 7%
$379,386
Cap Rate 9%
$295,078
Alternative Uses
Best Use
Multifamily LT 5
$379.4K
$332.0K – $442.6K
NOI $26,557 @ 7.0% cap · market cap 8.86%
Second Best
Apartment 5plus
$351.0K
$307.1K – $409.5K
NOI $24,567 @ 7.0% cap · market cap 8.19%
Theoretical Best
Office A
$717.7K
$628.0K – $837.3K
NOI $50,239 @ 7.0% cap · market cap 16.75%
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
694
Businesses Nearby
Explore this area
Business Placement
Demographics for 12047, NY
23,347
Population
10,963
Households
2.1
Avg Household Size
40
Median Age
33%
College-Educated
91%
High-School Grad
8.8 sq mi
ZIP Area
2,653
Density / Sq Mi
$66,970
Median Household Income
$46,476
Median Earnings
$1,213
Median Rent
$237,200
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 - Two residences feature updated kitchens, central air, and laundry areas.
Where is this duplex located?
The property is located at 186 Main Street Cohoes, NY.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Two‑unit duplex with 2,300 square feet of building area; Each residence offers 3 bedrooms and 2 full bathrooms; Two primary‑suite layouts in each unit, including a suite with its own full bath
