Brick Two-Family
For Sale
$220,000
1A Congress Street, Cohoes, NY 12047
MultiFamily, Cohoes, NY
Property Size1,770 SF
Lot Size0.04 Acres
Price / SF$124.29
Days on Market53
Property Features for 1A Congress Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 2, Bedroom 6, Bedroom 5, Bathroom 2, Bathroom 1, Bedroom 4, Bedroom 1
Patio and Porch features
Porch
Fencing
Fenced
Basement
Full
Elementary school district
Cohoes
Middle school district
Cohoes
High school district
Cohoes
Directions
787 to left on Ontario St. Left from Ontario to Congress. Property is on your right.
Standard status
Active
APN
010300 10.59-3-15
Size
1,770 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
3463
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Water source
Public
Building Details
Year built
1890
Number of units
2
Building materials
Brick
Roof type
Flat
Listing Agency:
Venture Fox Realty Group LLC
(518) 290-1070
Listed By:
Abigail Curtiss · License #10401362361
(518) 653-1898
Added: Jun 29
Changed: Aug 20
Last Checked: Aug 20 at 11:06AM
MLS# 202620747
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 brick duplex contains 1,770 square feet across two residential units, with three bedrooms and one bathroom in each. Separate entrances support distinct household use, while flooring throughout both units and the EPDM roof were replaced in 2023. The building dates to 1890 and includes forced-air heating, a porch, flat roofing, and fencing on a 0.04-acre lot.
Public water and public sewer serve the property. The Cohoes setting places the home near shopping, restaurants, schools, parks, and major highways, with access to Albany, Troy, and the Capital Region. The two-unit configuration also allows an owner to occupy one residence while renting the other, subject to applicable requirements.
Public water and public sewer serve the property. The Cohoes setting places the home near shopping, restaurants, schools, parks, and major highways, with access to Albany, Troy, and the Capital Region. The two-unit configuration also allows an owner to occupy one residence while renting the other, subject to applicable requirements.
Key Highlights
- Two units, each with 3 bedrooms and 1 bathroom
- 1,770 square feet on a 0.04‑acre lot
- EPDM roof and flooring updated in 2023
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
$18,906
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
8.59%
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%
$378,120
$378.1K
Cap Rate 7%
$270,086
$270.1K
Cap Rate 9%
$210,067
$210.1K
Market Conditions
NOI Build-Up for 1,770 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
$36.1K $20.40/SF
− Vacancy
−$1.7K −$0.98/SF
EGI
$34.4K $19.42/SF
− OpEx
−$15.5K −$8.74/SF
NOI
$18.9K $10.68/SF
Area
Albany County, NY
Vacancy
4.80%
Lease Rate
$20.40 /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%
$378,120
Cap Rate 7%
$270,086
Cap Rate 9%
$210,067
Alternative Uses
Best Use
Multifamily LT 5
$292.0K
$255.5K – $340.6K
NOI $20,438 @ 7.0% cap · market cap 9.29%
Second Best
Apartment 5plus
$270.1K
$236.3K – $315.1K
NOI $18,906 @ 7.0% cap · market cap 8.59%
Theoretical Best
Office A
$552.3K
$483.3K – $644.4K
NOI $38,662 @ 7.0% cap · market cap 17.57%
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
717
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 residential units provide three bedrooms and one bathroom apiece, with separate entries and updated flooring.
Where is this duplex located?
The property is located at 1A Congress Street Cohoes, NY.
What is the asking price?
The asking price for this property is $220,000.
What are key features of this property?
This property features: Two units, each with 3 bedrooms and 1 bathroom; 1,770 square feet on a 0.04‑acre lot; EPDM roof and flooring updated in 2023
