Building Details

Building Size 1,999 SF

Year Built 1940

Units 2

Listing Agency: eRealty Advisors, Inc A***@targetreteam.com Show Phone

Listed By: Avraham Z. Weinberger · License #10401363654 Show Phone

Source: Elliman

Added: Nov 28, 2025 Changed: Aug 9 Last Checked: Aug 20 at 9:13AM

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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 eRealty Advisors, Inc

Investment Insights

Based on property information with market context.

Located in West Nyack, Rockland County, 4 Francis Avenue is a two-family Cape Cod-style duplex presenting an investment opportunity. The property features two separate units. The main unit includes 3 bedrooms, 1 full bath, an eat-in kitchen, and a spacious living area, and is currently leased at $2,950 per month. The second unit is a 1-bedroom apartment generating $1,600 per month. Situated on a lot exceeding 7,400 square feet, the property includes a private driveway with a two-car garage and a full basement. The property is located near shopping, transportation, schools, and major highways. The property is located minutes from Nyack Village and the Palisades Center.

Key Highlights

• Excellent cash flow potential: 3‑bedroom unit leased at $2,950/month and a 1‑bedroom unit at $1,600/month.
• Turn‑key investment property in a high‑demand area of West Nyack.
• Two‑family Cape Cod style duplex offering versatility.

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

$35,325

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

5.65%

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%

$706,500 $706.5K

Cap Rate 7%

$504,643 $504.6K

Cap Rate 9%

$392,500 $392.5K

Market Conditions

NOI Build-Up for 1,999 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

$54.0K $27.00/SF

− Vacancy

−$3.5K −$1.76/SF

EGI

$50.5K $25.25/SF

− OpEx

−$15.1K −$7.57/SF

NOI

$35.3K $17.67/SF

Area

Rockland County, NY

Vacancy

6.50%

Lease Rate

$27.00 /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%

$706,500

Cap Rate 7%

$504,643

Cap Rate 9%

$392,500

Alternative Uses

Best Use

Multifamily LT 5

$504.6K

$441.6K – $588.8K (±1% cap)

NOI $35,325 @ 7.0% cap · market cap 5.65%

Second Best

Apartment 5plus

$468.0K

$409.5K – $546.0K (±1% cap)

NOI $32,760 @ 7.0% cap · market cap 5.24%

Theoretical Best

Specialty Retail

$1.32M

$1.16M – $1.54M (±1% cap)

NOI $92,519 @ 7.0% cap · market cap 14.80%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Furniture & Home Goods Storage Facility Bakery (Bike/Boat/Book/etc) Store HVAC Service Veterinary Clinic

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

2,025

Businesses Nearby

Explore this area Business Placement

Demographics for 10960, NY

14,680

Population

6,680

Households

2.2

Avg Household Size

44

Median Age

63%

College-Educated

95%

High-School Grad

4.7 sq mi

ZIP Area

3,123

Density / Sq Mi

$126,404

Median Household Income

$69,067

Median Earnings

$2,148

Median Rent

$662,600

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Two-unit property in Rockland County with steady rental income.

Where is this duplex located?

The property is located at 4 Francis Ave West Nyack, NY.

What is the asking price?

The asking price for this property is $625,000.

What are key features of this property?

This property features: Excellent cash flow potential: 3‑bedroom unit leased at $2,950/month and a 1‑bedroom unit at $1,600/month.; Turn‑key investment property in a high‑demand area of West Nyack.; Two‑family Cape Cod style duplex offering versatility.