Two-Unit Duplex with
For Sale
$245,000
Pending
26 Grand Street, Glens Falls, NY 12801
Two-bedroom apartments, covered porches, and a rear yard support a practical two-family layout.
Property Size1,780 SF
Days on Market256
Property Features for 26 Grand Street
General Information
Standard status
Pending
Size
1,780 SF
Total Parking Spaces
3
Property subtype
Multi Family / Duplex
Zoning
Multi Residence
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,628
Amenities
Slate
Window Unit(s), Yes
Baseboard, Hot Water, Natural Gas, Yes
Full, Interior Entry, Unfinished
Single Phase, 200+ Amp Service, Circuit Breakers
Ceramic Tile, Hardwood, Laminate
High Speed Internet
Stone
Yes
Aluminum Siding
Wood, Back Yard
Double Pane Windows
Electric Dryer Hookup, In Basement, Upper Level
Porch, Rear Porch, Side Porch, Covered, Front Porch
Building Details
Year Built
1900
Listing Agency:
Levack Real Estate Inc
(518) 793-7600
Listed By:
R. Mark Levack · License #31LE0744941
(518) 793-7600
Source:
Compass
Added: Dec 17, 2025
Changed: Aug 30
Last Checked: Aug 30 at 1:45PM
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 Levack Real Estate Inc
Investment Insights
Based on property information with market context.
This two-unit duplex contains a two-bedroom apartment on each level. The first-floor residence is rented, while the upper apartment is vacant. Interior details include hardwood, laminate, ceramic tile, slate, and stone finishes, along with an unfinished basement with interior entry. Heating is provided by natural-gas hot-water baseboards, and the property has 200+ amp service with circuit breakers.
Outdoor features include a rear porch, side porch, covered front porch, and a backyard. The property also offers double-pane windows, aluminum siding, and hookups for an electric dryer in the basement and upper level. Built in 1900, the duplex is zoned Multi Residence and measures 1,780 square feet.
Outdoor features include a rear porch, side porch, covered front porch, and a backyard. The property also offers double-pane windows, aluminum siding, and hookups for an electric dryer in the basement and upper level. Built in 1900, the duplex is zoned Multi Residence and measures 1,780 square feet.
Key Highlights
- Two‑bedroom apartment on each floor
- First‑floor apartment is rented; second‑floor apartment is vacant
- Multi Residence zoning
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
$16,269
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
6.64%
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%
$325,380
$325.4K
Cap Rate 7%
$232,414
$232.4K
Cap Rate 9%
$180,767
$180.8K
Market Conditions
NOI Build-Up for 1,780 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
$25.0K $14.04/SF
− Vacancy
−$1.7K −$0.98/SF
EGI
$23.2K $13.06/SF
− OpEx
−$7.0K −$3.92/SF
NOI
$16.3K $9.14/SF
Area
Warren County, NY
Vacancy
7.00%
Lease Rate
$14.04 /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%
$325,380
Cap Rate 7%
$232,414
Cap Rate 9%
$180,767
Alternative Uses
Best Use
Multifamily LT 5
$232.4K
$203.4K – $271.2K
NOI $16,269 @ 7.0% cap · market cap 6.64%
Second Best
Apartment 5plus
$212.1K
$185.6K – $247.4K
NOI $14,844 @ 7.0% cap · market cap 6.06%
Theoretical Best
Office A
$532.8K
$466.2K – $621.6K
NOI $37,295 @ 7.0% cap · market cap 15.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,456
Businesses Nearby
Explore this area
Business Placement
Demographics for 12801, NY
14,850
Population
7,287
Households
2
Avg Household Size
40
Median Age
33%
College-Educated
90%
High-School Grad
3.8 sq mi
ZIP Area
3,908
Density / Sq Mi
$70,019
Median Household Income
$46,700
Median Earnings
$1,050
Median Rent
$196,000
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 - Two-bedroom apartments, covered porches, and a rear yard support a practical two-family layout.
Where is this duplex located?
The property is located at 26 Grand Street Glens Falls, NY.
What is the asking price?
The asking price for this property is $245,000.
What are key features of this property?
This property features: Two‑bedroom apartment on each floor; First‑floor apartment is rented; second‑floor apartment is vacant; Multi Residence zoning
