Duplex with Off-Street
For Sale
$169,000
200 Margaret Street, Plattsburgh, NY 12901
Residential Income, Plattsburgh, NY
Property Size1,256 SF
Price / SF$134.55
Days on Market51
Property Features for 200 Margaret Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking
3
Window features
Vinyl Frames
Basement
Partial
Appliances
Range, Refrigerator
Lot features
Back Yard, City Lot, Cleared, Front Yard, Level
Elementary school district
Plattsburgh
Middle school district
Plattsburgh
High school district
Plattsburgh
Directions
Just North of Elm Street on the right.
Subdivision
City of Plattsburgh
Standard status
Active
APN
207.16-1-44
Size
1,256 SF
Taxes and HOA fees
Tax Annual Amount
4727
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Water source
Public
Building Details
Year built
1876
Floors in Building
2
Number of units
2
Flooring type
Vinyl
Building materials
Vinyl Siding
Roof type
Asphalt
Architectural style
Other
Listing Agency:
REMAX North Country
(518) 563-1200
Listed By:
Kathy Bennett · License #30BEC514887
(518) 569-5959
Added: Jul 31
Changed: Aug 19
Last Checked: Sep 19 at 7:06AM
MLS# 208035
Copyright © 2026 Adirondack Champlain Valley 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 1,256-square-foot duplex contains two separate apartments. The main-level residence includes two bedrooms, one bathroom, a kitchen with washer and dryer hookups, and an enclosed porch. The upper apartment provides one bedroom. Range and refrigerator appliances are included, with vinyl flooring, vinyl siding, electric heat, public water, and public sewer serving the property.
Dedicated off-street parking accompanies the building, which is within walking distance of downtown. The property was built in 1876, with siding and windows replaced in 2016 and the asphalt roof replaced in 2024. Both apartments are occupied under month-to-month arrangements.
Dedicated off-street parking accompanies the building, which is within walking distance of downtown. The property was built in 1876, with siding and windows replaced in 2016 and the asphalt roof replaced in 2024. Both apartments are occupied under month-to-month arrangements.
Key Highlights
- 1,256‑square‑foot duplex with two separate apartments
- Main‑level apartment has 2 bedrooms, 1 bathroom, kitchen hookups, and an enclosed porch
- Upper apartment includes 1 bedroom
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
$10,723
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
6.34%
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%
$214,460
$214.5K
Cap Rate 7%
$153,186
$153.2K
Cap Rate 9%
$119,144
$119.1K
Market Conditions
NOI Build-Up for 1,256 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
$16.6K $13.20/SF
− Vacancy
−$1.3K −$1.00/SF
EGI
$15.3K $12.20/SF
− OpEx
−$4.6K −$3.66/SF
NOI
$10.7K $8.54/SF
Area
Clinton County, NY
Vacancy
7.60%
Lease Rate
$13.20 /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%
$214,460
Cap Rate 7%
$153,186
Cap Rate 9%
$119,144
Alternative Uses
Best Use
Multifamily LT 5
$153.2K
$134.0K – $178.7K
NOI $10,723 @ 7.0% cap · market cap 6.34%
Second Best
Apartment 5plus
$136.2K
$119.2K – $158.9K
NOI $9,533 @ 7.0% cap · market cap 5.64%
Theoretical Best
Office A
$346.2K
$303.0K – $403.9K
NOI $24,236 @ 7.0% cap · market cap 14.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,158
Businesses Nearby
Explore this area
Business Placement
Demographics for 12901, NY
32,147
Population
15,426
Households
2.1
Avg Household Size
38
Median Age
33%
College-Educated
89%
High-School Grad
70.6 sq mi
ZIP Area
455
Density / Sq Mi
$59,413
Median Household Income
$35,385
Median Earnings
$957
Median Rent
$182,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two occupied apartments offer month-to-month tenancy and dedicated off-street parking.
Where is this duplex located?
The property is located at 200 Margaret Street Plattsburgh, NY.
What is the asking price?
The asking price for this property is $169,000.
What are key features of this property?
This property features: 1,256‑square‑foot duplex with two separate apartments; Main‑level apartment has 2 bedrooms, 1 bathroom, kitchen hookups, and an enclosed porch; Upper apartment includes 1 bedroom
