Historic Two-Family
New
For Sale
$350,000
271 Brandle Road, Altamont, NY 12009
Two separate living areas offer flexibility for extended household use or combination as a single residence.
Property Size2,376 SF
Price / SF$147.31
Days on Market2
Property Features for 271 Brandle Road
General Information
Standard status
Active
Size
2,376 SF
Total Parking Spaces
6
Property subtype
Multi-Family
Zoning
Multi Residence
Units
Unit Mix
1 x 3BR/1.5BA, 1 x 3BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,761
Amenities
open hearth fireplace
enclosed rear porch
Building Details
Year Built
1760
Listing Agency:
518 Realty.Com Inc
Listed By:
Tracy Mance · License #10401347625
(518) 470-6399
Source:
Capmarkrealty
Added: Sep 26
Last Checked: Sep 26 at 2:42PM
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 518 Realty.Com Inc
Investment Insights
Based on property information with market context.
Dating to 1760, this 2,376-square-foot duplex is arranged as two residences with a combined six bedrooms and 2.5 baths. The original portion has three bedrooms, 1.5 baths, wide-plank flooring on the first floor, older wood interior doors, and an open-hearth fireplace. The adjoining residence includes three bedrooms and one bath, with updated electrical, windows, and sheetrock. An enclosed rear porch connects the two living areas, and each side has a two-car garage.
Located at 271 Brandle Road in Altamont, the property is zoned Multi Residence. The existing configuration supports continued use as a two-family home, or the residences can be combined into a single home. The property is offered as-is.
Located at 271 Brandle Road in Altamont, the property is zoned Multi Residence. The existing configuration supports continued use as a two-family home, or the residences can be combined into a single home. The property is offered as-is.
Key Highlights
- Two‑residence duplex with 6 bedrooms and 2 1/2 baths
- 2,376 square feet; built in 1760
- Two‑car garage for each residence
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
$27,435
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
7.84%
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%
$548,700
$548.7K
Cap Rate 7%
$391,929
$391.9K
Cap Rate 9%
$304,833
$304.8K
Market Conditions
NOI Build-Up for 2,376 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
$41.3K $17.40/SF
− Vacancy
−$2.1K −$0.90/SF
EGI
$39.2K $16.50/SF
− OpEx
−$11.8K −$4.95/SF
NOI
$27.4K $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%
$548,700
Cap Rate 7%
$391,929
Cap Rate 9%
$304,833
Alternative Uses
Best Use
Multifamily LT 5
$391.9K
$342.9K – $457.3K
NOI $27,435 @ 7.0% cap · market cap 7.84%
Second Best
Apartment 5plus
$362.6K
$317.2K – $423.0K
NOI $25,379 @ 7.0% cap · market cap 7.25%
Theoretical Best
Office A
$741.4K
$648.7K – $865.0K
NOI $51,899 @ 7.0% cap · market cap 14.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
158
Businesses Nearby
Explore this area
Business Placement
Demographics for 12009, NY
7,874
Population
3,238
Households
2.4
Avg Household Size
45
Median Age
53%
College-Educated
96%
High-School Grad
52.6 sq mi
ZIP Area
150
Density / Sq Mi
$114,352
Median Household Income
$54,128
Median Earnings
$1,282
Median Rent
$321,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate living areas offer flexibility for extended household use or combination as a single residence.
Where is this duplex located?
The property is located at 271 Brandle Road Altamont, NY.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Two‑residence duplex with 6 bedrooms and 2 1/2 baths; 2,376 square feet; built in 1760; Two‑car garage for each residence
