Multi-Family Ranch with Vacant
For Sale
$250,000
Pending
2 Station Hill Road, Ferndale, NY 12734
Residential Income, Ferndale, NY
Property Size2,652 SF
Lot Size0.51 Acres
Days on Market169
Property Features for 2 Station Hill Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Basement, Bedroom 5, Bedroom 2, Bedroom 3, Bathroom 2, Bedroom 1, Bathroom 3, Bathroom 1, Bedroom 4
Parking features
Driveway
Interior features
First Floor Bedroom, Eat-in Kitchen
Basement
Partial
Elementary school
Liberty Elementary School
Middle school
Liberty Middle School
High school
Liberty High School
Elementary school district
Liberty
Middle school district
Liberty
High school district
Liberty
Directions
Drive along NY-52 W and NY-17 E. Take exit 101 from NY-17 E. Head toward John St Continue onto Mill St. At the traffic circle, take the 1st exit onto NY-52 W/Mill St. At the traffic circle, take the 2nd exit onto NY-52 E. Use the right lane to take the ramp to New York. Merge onto NY-17 E. Take exit 101 toward Ferndale/Swan Lake. Continue on Ferndale Rd. Drive to Station Hill Rd. Merge onto Ferndale Rd. Turn left onto Station Hill Rd. Destination will be on the right.
Standard status
Pending
APN
3689-036-0-0001-096-000
Lot size
0.51 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
6000
Utilities
Sewer type
Septic Tank
Heating system
Oil
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Building Details
Year built
1920
Number of units
2
Architectural style
Ranch
Listing Agency:
Keller Williams Hudson Valley · Keller Williams Realty
(845) 639-0300
Listed By:
Yochevad R. Peker
(845) 263-7492
Added: Mar 4
Changed: Aug 20
Last Checked: Aug 20 at 5:06PM
MLS# 963653
Copyright © 2026 OneKey MLS. 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 offering includes two properties sold together: a multi-family property and a small vacant lot. The multi-family home sits on 0.51 acres and contains two distinct residential units, including a ranch home with 2 bedrooms and 1 bath, and an older-style home with 3 bedrooms and 2 baths. The older-style home also features a partially finished walk-up attic and an unfinished basement. A separate vacant lot of 0.07 acres is included for additional outdoor or storage space, with future use subject to local zoning.
The properties are located in Ferndale within Sullivan County. The seller’s remarks note the area is convenient to shopping, schools, parks, and major roadways.
The combination of two homes within the multi-family and the included vacant lot provides a flexible configuration for an investor or buyer seeking residential income and added outdoor space, with the entire package sold as-is.
The properties are located in Ferndale within Sullivan County. The seller’s remarks note the area is convenient to shopping, schools, parks, and major roadways.
The combination of two homes within the multi-family and the included vacant lot provides a flexible configuration for an investor or buyer seeking residential income and added outdoor space, with the entire package sold as-is.
Key Highlights
- Two properties sold together on 0.58 acres total in Ferndale, NY
- Multi‑family property includes two distinct homes: 880 SF ranch (2 beds, 1 bath) plus an older‑style home (1,772 SF, 3 beds, 2 baths)
- Older‑style home has a partially finished walk‑up attic and an unfinished basement
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
$21,143
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
8.46%
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%
$422,860
$422.9K
Cap Rate 7%
$302,043
$302.0K
Cap Rate 9%
$234,922
$234.9K
Market Conditions
NOI Build-Up for 2,652 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
$34.1K $12.84/SF
− Vacancy
−$3.8K −$1.45/SF
EGI
$30.2K $11.39/SF
− OpEx
−$9.1K −$3.42/SF
NOI
$21.1K $7.97/SF
Area
Sullivan County, NY
Vacancy
11.30%
Lease Rate
$12.84 /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%
$422,860
Cap Rate 7%
$302,043
Cap Rate 9%
$234,922
Alternative Uses
Best Use
Multifamily LT 5
$302.0K
$264.3K – $352.4K
NOI $21,143 @ 7.0% cap · market cap 8.46%
Second Best
Apartment 5plus
$289.2K
$253.1K – $337.4K
NOI $20,246 @ 7.0% cap · market cap 8.10%
Theoretical Best
Office A
$727.4K
$636.5K – $848.6K
NOI $50,918 @ 7.0% cap · market cap 20.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
43
Businesses Nearby
Explore this area
Business Placement
Demographics for 12734, NY
870
Population
601
Households
1.4
Avg Household Size
40
Median Age
30%
College-Educated
85%
High-School Grad
14.1 sq mi
ZIP Area
62
Density / Sq Mi
$37,234
Median Household Income
$40,833
Median Earnings
$635
Median Rent
$241,700
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 properties are offered together, including a multi-family residence with two distinct homes and a small vacant lot.
Where is this duplex located?
The property is located at 2 Station Hill Road Ferndale, NY.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Two properties sold together on 0.58 acres total in Ferndale, NY; Multi‑family property includes two distinct homes: 880 SF ranch (2 beds, 1 bath) plus an older‑style home (1,772 SF, 3 beds, 2 baths); Older‑style home has a partially finished walk‑up attic and an unfinished basement
