Two-Unit Duplex with Detached
For Sale
$269,900
Pending
258 Central Ave, Cohoes, NY 12047
Well-maintained residential property with hardwood floors, enclosed porches, and a landscaped yard near the Cohoes bike trail.
Property Size2,040 SF
Days on Market81
Property Features for 258 Central Ave
General Information
Standard status
Pending
Size
2,040 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$4,556
Listing Agency:
The Falvey Real Estate Group
(518) 542-1430
Listed By:
James W Rosenberger · License #21613
(518) 542-1430
Source:
Exprealty
Added: Jun 11
Changed: Aug 30
Last Checked: Aug 30 at 2:00AM
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 The Falvey Real Estate Group
Investment Insights
Based on property information with market context.
This duplex at 258 Central Ave in Cohoes includes two residential units with hardwood flooring and enclosed front porches. The first-floor residence offers two bedrooms plus a den that may be converted into a third bedroom, while the upper unit contains three bedrooms. A large landscaped yard provides additional outdoor space, and the detached two-car garage is included in as-is condition.
A boiler installed in 2022 serves both apartments and supplies on-demand hot water for each unit. The property is positioned near the Cohoes bike trail and may support either owner occupancy or use as an income-producing residential property.
A boiler installed in 2022 serves both apartments and supplies on-demand hot water for each unit. The property is positioned near the Cohoes bike trail and may support either owner occupancy or use as an income-producing residential property.
Key Highlights
- Two‑unit duplex with a two‑bedroom first‑floor apartment and three‑bedroom upper unit
- First‑floor den offers the possibility of conversion to a third bedroom
- 2022 boiler heats both units and provides on‑demand hot water
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
$23,555
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
8.73%
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%
$471,100
$471.1K
Cap Rate 7%
$336,500
$336.5K
Cap Rate 9%
$261,722
$261.7K
Market Conditions
NOI Build-Up for 2,040 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
$35.5K $17.40/SF
− Vacancy
−$1.8K −$0.90/SF
EGI
$33.7K $16.50/SF
− OpEx
−$10.1K −$4.95/SF
NOI
$23.6K $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%
$471,100
Cap Rate 7%
$336,500
Cap Rate 9%
$261,722
Alternative Uses
Best Use
Multifamily LT 5
$336.5K
$294.4K – $392.6K
NOI $23,555 @ 7.0% cap · market cap 8.73%
Second Best
Apartment 5plus
$311.3K
$272.4K – $363.2K
NOI $21,790 @ 7.0% cap · market cap 8.07%
Theoretical Best
Office A
$636.6K
$557.0K – $742.7K
NOI $44,560 @ 7.0% cap · market cap 16.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
152
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 - Well-maintained residential property with hardwood floors, enclosed porches, and a landscaped yard near the Cohoes bike trail.
Where is this duplex located?
The property is located at 258 Central Ave Cohoes, NY.
What is the asking price?
The asking price for this property is $269,900.
What are key features of this property?
This property features: Two‑unit duplex with a two‑bedroom first‑floor apartment and three‑bedroom upper unit; First‑floor den offers the possibility of conversion to a third bedroom; 2022 boiler heats both units and provides on‑demand hot water
