Updated 2-Unit
For Sale
$299,900
2-6 Parry St, Hudson Falls, NY 12839
Each residence has its own gas and electric meters, furnace, laundry area, parking, and outdoor space.
Property Size2,146 SF
Price / SF$139.75
Days on Market9
Property Features for 2-6 Parry St
General Information
Standard status
Active
Size
2,146 SF
Property subtype
Residential Income
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/2BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$4,036
Amenities
laundry area
covered porches
separate parking
Listing Agency:
Hometown Area Realty LLC
(518) 744-0399
Listed By:
Rhonda Jarvis · License #10491212038
(518) 744-7026
Source:
Exprealty
Added: Sep 27
Changed: Oct 4
Last Checked: Oct 4 at 2:22PM
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 Hometown Area Realty LLC
Investment Insights
Based on property information with market context.
This 2,146-square-foot duplex contains two separate residences. The lower unit has two bedrooms, one bathroom, a kitchen, an eat-in kitchen, and a dining area. Upstairs, the three-bedroom unit includes two full bathrooms and a living room.
Improvements include replacement windows and flooring, updated kitchens in both units, one renovated bathroom, a hot water heater, and upgraded exterior electrical work. The rear roof is new; slate sections of the main roof have been repaired, and the side flat roofs have new rubber covering. Fencing has also been replaced.
Both units have separate natural gas and electrical meters, their own furnaces, laundry areas, covered porches, parking, and outdoor areas. The property is at 2-6 Parry St in Hudson Falls, New York.
Improvements include replacement windows and flooring, updated kitchens in both units, one renovated bathroom, a hot water heater, and upgraded exterior electrical work. The rear roof is new; slate sections of the main roof have been repaired, and the side flat roofs have new rubber covering. Fencing has also been replaced.
Both units have separate natural gas and electrical meters, their own furnaces, laundry areas, covered porches, parking, and outdoor areas. The property is at 2-6 Parry St in Hudson Falls, New York.
Key Highlights
- 2,146‑square‑foot duplex with two residences
- Lower unit: 2 bedrooms, 1 bathroom, kitchen, eat‑in kitchen, and dining area
- Upper unit: 3 bedrooms, 2 full bathrooms, and living room
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
$24,847
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
8.29%
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%
$496,940
$496.9K
Cap Rate 7%
$354,957
$355.0K
Cap Rate 9%
$276,078
$276.1K
Market Conditions
NOI Build-Up for 2,146 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
$37.3K $17.40/SF
− Vacancy
−$1.8K −$0.86/SF
EGI
$35.5K $16.54/SF
− OpEx
−$10.6K −$4.96/SF
NOI
$24.8K $11.58/SF
Area
Washington County, NY
Vacancy
4.94%
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%
$496,940
Cap Rate 7%
$354,957
Cap Rate 9%
$276,078
Alternative Uses
Best Use
Multifamily LT 5
$355.0K
$310.6K – $414.1K
NOI $24,847 @ 7.0% cap · market cap 8.29%
Second Best
Apartment 5plus
$316.5K
$276.9K – $369.3K
NOI $22,155 @ 7.0% cap · market cap 7.39%
Theoretical Best
Office A
$532.4K
$465.9K – $621.1K
NOI $37,268 @ 7.0% cap · market cap 12.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
267
Businesses Nearby
Explore this area
Business Placement
Demographics for 12839, NY
13,618
Population
6,515
Households
2.1
Avg Household Size
41
Median Age
16%
College-Educated
90%
High-School Grad
31.0 sq mi
ZIP Area
439
Density / Sq Mi
$70,006
Median Household Income
$41,545
Median Earnings
$1,018
Median Rent
$161,300
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?
Duplex - Each residence has its own gas and electric meters, furnace, laundry area, parking, and outdoor space.
Where is this duplex located?
The property is located at 2-6 Parry St Hudson Falls, 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: 2,146‑square‑foot duplex with two residences; Lower unit: 2 bedrooms, 1 bathroom, kitchen, eat‑in kitchen, and dining area; Upper unit: 3 bedrooms, 2 full bathrooms, and living room
