All-Brick Two-Family
For Sale
$314,900
2325 4th Avenue, Watervliet, NY 12189
All-brick two-family duplex with two back porches, a one-car garage, and separate utilities on a double lot.
Property Size2,256 SF
Price / SF$139.58
Days on Market282
Property Features for 2325 4th Avenue
General Information
Standard status
Active
Size
2,256 SF
Total Parking Spaces
3
Property subtype
Multi Family / Duplex
Taxes and HOA fees
Annual Taxes
$4,708
Amenities
Rubber
None, No
Hot Water, Radiant, Natural Gas, Yes
Full, Unfinished
Tile, Hardwood, Laminate
Paddle Fan, Built-in Features, Ceramic Tile Bath, Crown Molding
Yes
Brick
Chain Link, Perimeter
In Basement
Garage(s)
Smoke Detector(s), Carbon Monoxide Detector(s)
Rear Porch
Building Details
Year Built
1870
Listing Agency:
Venture Fox Realty Group LLC
(518) 378-8756
Listed By:
Christopher McCabe · License #40MC1144610
(518) 378-8756
Source:
Compass
Added: Nov 7, 2025
Changed: Aug 8
Last Checked: Jul 22 at 4:45PM
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 Venture Fox Realty Group LLC
Investment Insights
Based on property information with market context.
This all-brick two-family duplex offers a total of 2,256 square feet of living space on a rare double lot. The property includes a one-car garage and back porches for each unit.
Both units feature three bedrooms and one full bath, along with an eat-in kitchen, formal dining room, and living room. The upstairs unit has been reconfigured with the living room converted into a fourth bedroom, including a walk-in closet, providing added flexibility for rental or owner-occupant use.
Located in Watervliet at 2325 4th Avenue, the home is described as convenient to parks, schools, shopping, and major highways. The units have separate utilities, and the double lot setting provides ample outdoor yard space.
Both units feature three bedrooms and one full bath, along with an eat-in kitchen, formal dining room, and living room. The upstairs unit has been reconfigured with the living room converted into a fourth bedroom, including a walk-in closet, providing added flexibility for rental or owner-occupant use.
Located in Watervliet at 2325 4th Avenue, the home is described as convenient to parks, schools, shopping, and major highways. The units have separate utilities, and the double lot setting provides ample outdoor yard space.
Key Highlights
- Solid all‑brick two‑family duplex with 2,256 sq ft of living space and a one‑car garage
- Double lot with two back porches for each unit
- Each unit features 3 bedrooms, 1 full bath, an eat‑in kitchen, formal dining room, 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
$26,049
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
8.27%
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%
$520,980
$521.0K
Cap Rate 7%
$372,129
$372.1K
Cap Rate 9%
$289,433
$289.4K
Market Conditions
NOI Build-Up for 2,256 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
$39.3K $17.40/SF
− Vacancy
−$2.0K −$0.90/SF
EGI
$37.2K $16.50/SF
− OpEx
−$11.2K −$4.95/SF
NOI
$26.0K $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%
$520,980
Cap Rate 7%
$372,129
Cap Rate 9%
$289,433
Alternative Uses
Best Use
Multifamily LT 5
$372.1K
$325.6K – $434.2K
NOI $26,049 @ 7.0% cap · market cap 8.27%
Second Best
Apartment 5plus
$344.2K
$301.2K – $401.6K
NOI $24,097 @ 7.0% cap · market cap 7.65%
Theoretical Best
Office A
$704.0K
$616.0K – $821.3K
NOI $49,278 @ 7.0% cap · market cap 15.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
676
Businesses Nearby
Explore this area
Business Placement
Demographics for 12189, NY
18,970
Population
9,887
Households
1.9
Avg Household Size
39
Median Age
27%
College-Educated
92%
High-School Grad
6.2 sq mi
ZIP Area
3,060
Density / Sq Mi
$62,763
Median Household Income
$48,555
Median Earnings
$1,084
Median Rent
$199,600
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 - All-brick two-family duplex with two back porches, a one-car garage, and separate utilities on a double lot.
Where is this duplex located?
The property is located at 2325 4th Avenue Watervliet, NY.
What is the asking price?
The asking price for this property is $314,900.
What are key features of this property?
This property features: Solid all‑brick two‑family duplex with 2,256 sq ft of living space and a one‑car garage; Double lot with two back porches for each unit; Each unit features 3 bedrooms, 1 full bath, an eat‑in kitchen, formal dining room, and living room
