Historic Two-Unit
For Sale
$147,000
Pending
279 Livingston Ave, Albany, NY 12210
Four-bedroom property with driveway parking and convenient access to Downtown Albany, Albany Med, bus lines, and I-787.
Property Size1,000 SF
Days on Market330
Property Features for 279 Livingston Ave
General Information
Standard status
Pending
Size
1,000 SF
Property subtype
Residential Income
Property Condition
Severity
Repairs Needed
Evidence
ready for your updates
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,169
Building Details
Buildings
1
Listing Agency:
Vera Cohen Realty, LLC
(518) 533-8775
Listed By:
Mark Vitale · License #10401375494
(518) 533-8775
Source:
Exprealty
Added: Oct 8, 2025
Changed: Aug 31
Last Checked: Aug 31 at 6:36PM
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 Vera Cohen Realty, LLC
Investment Insights
Based on property information with market context.
This c.1890 duplex is configured with two residential units totaling 4 bedrooms and 2 baths. The interior offers natural light and practical floor plans, while the property is being offered in as-is condition for renovation or continued use as a two-unit residence. Buyer verification is required for unit status, legal use, utilities, and dimensions.
The property includes off-street parking with a driveway on an easy-to-maintain city lot. Its Livingston Ave location provides access to Downtown Albany, the Warehouse District, Albany Med, nearby restaurants and entertainment, bus lines, and I-787. The layout may support an owner-occupant arrangement or portfolio use, subject to verification and the buyer’s intended improvements.
The property includes off-street parking with a driveway on an easy-to-maintain city lot. Its Livingston Ave location provides access to Downtown Albany, the Warehouse District, Albany Med, nearby restaurants and entertainment, bus lines, and I-787. The layout may support an owner-occupant arrangement or portfolio use, subject to verification and the buyer’s intended improvements.
Key Highlights
- Two‑unit duplex configuration with 4 bedrooms and 2 baths
- c.1890 construction with renovation needs
- Off‑street parking and driveway on a city lot
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
$11,388
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
7.75%
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%
$227,760
$227.8K
Cap Rate 7%
$162,686
$162.7K
Cap Rate 9%
$126,533
$126.5K
Market Conditions
NOI Build-Up for 1,000 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
$17.4K $17.40/SF
− Vacancy
−$1.1K −$1.13/SF
EGI
$16.3K $16.27/SF
− OpEx
−$4.9K −$4.88/SF
NOI
$11.4K $11.39/SF
Area
Albany, NY
Vacancy
6.50%
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%
$227,760
Cap Rate 7%
$162,686
Cap Rate 9%
$126,533
Alternative Uses
Best Use
Multifamily LT 5
$162.7K
$142.4K – $189.8K
NOI $11,388 @ 7.0% cap · market cap 7.75%
Second Best
Apartment 5plus
$145.9K
$127.7K – $170.3K
NOI $10,215 @ 7.0% cap · market cap 6.95%
Theoretical Best
Office A
$263.8K
$230.9K – $307.8K
NOI $18,468 @ 7.0% cap · market cap 12.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,278
Businesses Nearby
Explore this area
Business Placement
Demographics for 12210, NY
10,559
Population
6,580
Households
1.6
Avg Household Size
33
Median Age
44%
College-Educated
91%
High-School Grad
1.1 sq mi
ZIP Area
9,599
Density / Sq Mi
$55,873
Median Household Income
$35,439
Median Earnings
$1,110
Median Rent
$217,500
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 - Four-bedroom property with driveway parking and convenient access to Downtown Albany, Albany Med, bus lines, and I-787.
Where is this duplex located?
The property is located at 279 Livingston Ave Albany, NY.
What is the asking price?
The asking price for this property is $147,000.
What are key features of this property?
This property features: Two‑unit duplex configuration with 4 bedrooms and 2 baths; c.1890 construction with renovation needs; Off‑street parking and driveway on a city lot
