Side-by-Side Duplex with Fenced
For Sale
$299,900
28 Hunter St, Glens Falls, NY 12801
Each residence includes three bedrooms, in-unit laundry, and separate living and dining rooms.
Property Size2,368 SF
Price / SF$126.65
Days on Market15
Property Features for 28 Hunter St
General Information
Standard status
Active
Size
2,368 SF
Property subtype
Residential Income
Financials
Gross Income
$38,400
Average Monthly Rent
$1,600
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,339
Amenities
large front porch
enclosed side porch
in-unit laundry
large fenced yard
Building Details
Buildings
1
Listing Agency:
Venture Fox Realty Group LLC
(518) 744-3628
Listed By:
Nikki Becker · License #10401328748
(518) 744-3628
Source:
Exprealty
Added: Aug 6
Changed: Aug 16
Last Checked: Aug 19 at 1:41PM
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 2,368-square-foot duplex at 28 Hunter St in Glens Falls includes two side-by-side residences, each arranged with three bedrooms, one full bath, formal living and dining rooms, and in-unit laundry. Both units have a large front porch and an enclosed side porch, while the property also provides access to a large fenced yard.
The building features updated mechanical systems, and Unit B has undergone a full renovation. The property is located within the Glens Falls-Jackson Heights Elementary School district. Each residence’s combination of bedroom capacity, separate common rooms, porch space, and laundry creates a clearly defined two-unit layout.
The building features updated mechanical systems, and Unit B has undergone a full renovation. The property is located within the Glens Falls-Jackson Heights Elementary School district. Each residence’s combination of bedroom capacity, separate common rooms, porch space, and laundry creates a clearly defined two-unit layout.
Key Highlights
- 2,368‑square‑foot side‑by‑side duplex
- Two units, each with 3 bedrooms and 1 full bath
- Formal living and dining rooms in both units
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
$21,644
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
7.22%
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%
$432,880
$432.9K
Cap Rate 7%
$309,200
$309.2K
Cap Rate 9%
$240,489
$240.5K
Market Conditions
NOI Build-Up for 2,368 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
$33.2K $14.04/SF
− Vacancy
−$2.3K −$0.98/SF
EGI
$30.9K $13.06/SF
− OpEx
−$9.3K −$3.92/SF
NOI
$21.6K $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%
$432,880
Cap Rate 7%
$309,200
Cap Rate 9%
$240,489
Alternative Uses
Best Use
Multifamily LT 5
$309.2K
$270.6K – $360.7K
NOI $21,644 @ 7.0% cap · market cap 7.22%
Second Best
Apartment 5plus
$282.1K
$246.8K – $329.1K
NOI $19,747 @ 7.0% cap · market cap 6.58%
Theoretical Best
Office A
$708.8K
$620.2K – $826.9K
NOI $49,614 @ 7.0% cap · market cap 16.54%
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
831
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
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Frequently Asked Questions
What type of property is this?
Duplex - Each residence includes three bedrooms, in-unit laundry, and separate living and dining rooms.
Where is this duplex located?
The property is located at 28 Hunter St Glens Falls, NY.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: 2,368‑square‑foot side‑by‑side duplex; Two units, each with 3 bedrooms and 1 full bath; Formal living and dining rooms in both units
