Modernized Mixed-Use
For Sale
$395,000
30 White Street, Cohoes, NY 12047
Two-story, all-brick building featuring a first-floor office suite and a second-floor 3-bedroom apartment.
Property Size2,808 SF
Price / SF$140.67
Days on Market68
Property Features for 30 White Street
General Information
Standard status
Active
Size
2,808 SF
Property subtype
Mixed Use
Building Details
Building Size
2,808 SF
Listing Agency:
RE MAX SOLUTIONS
(518) 489-9199
Listed By:
Pyramid Brokerage Albany · License #10491208177
(518) 489-9199
Source:
Pyramidbrokerage
Added: Jun 17
Changed: Aug 23
Last Checked: Aug 22 at 6:15PM
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 RE MAX SOLUTIONS
Investment Insights
Based on property information with market context.
This two-story all-brick mixed-use building has been completely modernized and offers a first-floor office suite and a second-floor residential unit. The first floor includes a recently redone +/- 1,400 SF office suite with three street entrances plus a potential small storefront, configured with five offices and a basement area finished for filing storage or other use. The second floor provides an updated +/- 1,400 SF 3-bedroom, 1-bath apartment with two entrances and a 300 SF rooftop outdoor area.
The property is located on the corner of Main Street and White Street in Cohoes. It is surrounded by new development, including a new under-construction 28-unit apartment building across the street and a totally renovated 3-unit residential building next door. It is also only one block from Remsen St stores and restaurants.
Additional features include a 2-car garage with an electric overhead door that can support separate income or owner use, as well as extra stair access to the full basement for more storage. Heating and utilities are separately handled, with multi-zoned hot air heating and central air on the first floor, and separately metered hot water heat (gas) and electricity for the apartment. Floor plans are included with photos and documents.
The property is located on the corner of Main Street and White Street in Cohoes. It is surrounded by new development, including a new under-construction 28-unit apartment building across the street and a totally renovated 3-unit residential building next door. It is also only one block from Remsen St stores and restaurants.
Additional features include a 2-car garage with an electric overhead door that can support separate income or owner use, as well as extra stair access to the full basement for more storage. Heating and utilities are separately handled, with multi-zoned hot air heating and central air on the first floor, and separately metered hot water heat (gas) and electricity for the apartment. Floor plans are included with photos and documents.
Key Highlights
- All‑brick two‑story building (built 1970) with a first‑floor office suite and a second‑floor 3‑bedroom, 1‑bath apartment
- Recently redone +/- 1,400 SF first‑floor office has 3 street entrances, 5 offices, and a finished basement area for filing/storage or other use
- Second‑floor +/- 1,400 SF apartment includes two entrances and a 300 SF rooftop outdoor area
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
$27,799
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
7.04%
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%
$555,980
$556.0K
Cap Rate 7%
$397,129
$397.1K
Cap Rate 9%
$308,878
$308.9K
Market Conditions
NOI Build-Up for 2,808 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
$50.5K $18.00/SF
− Vacancy
−$6.1K −$2.16/SF
EGI
$44.5K $15.84/SF
− OpEx
−$16.7K −$5.94/SF
NOI
$27.8K $9.90/SF
Area
Albany County, NY
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$555,980
Cap Rate 7%
$397,129
Cap Rate 9%
$308,878
Alternative Uses
Best Use
Office B
$619.5K
$542.1K – $722.8K
NOI $43,367 @ 7.0% cap · market cap 10.98%
Second Best
Mixed Use
$397.1K
$347.5K – $463.3K
NOI $27,799 @ 7.0% cap · market cap 7.04%
Theoretical Best
Office A
$876.2K
$766.7K – $1.02M
NOI $61,335 @ 7.0% cap · market cap 15.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
726
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-story, all-brick building featuring a first-floor office suite and a second-floor 3-bedroom apartment.
Where is this mixed-use property located?
The property is located at 30 White Street Cohoes, NY.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: All‑brick two‑story building (built 1970) with a first‑floor office suite and a second‑floor 3‑bedroom, 1‑bath apartment; Recently redone +/- 1,400 SF first‑floor office has 3 street entrances, 5 offices, and a finished basement area for filing/storage or other use; Second‑floor +/- 1,400 SF apartment includes two entrances and a 300 SF rooftop outdoor area
