Two-Family
For Sale
$279,000
41 Pulver Ave, Ravena, NY 12143
Two separate three-bedroom units offer flexible occupancy and rental use.
Property Size2,016 SF
Price / SF$138.39
Days on Market18
Property Features for 41 Pulver Ave
General Information
Standard status
Active
Size
2,016 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,651
Building Details
Buildings
1
Listing Agency:
McDonald Real Estate Comp LLC
(917) 575-8112
Listed By:
Heather J Morra
(917) 575-8112
Source:
Exprealty
Added: Aug 6
Changed: Aug 21
Last Checked: Aug 22 at 11:01AM
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 McDonald Real Estate Comp LLC
Investment Insights
Based on property information with market context.
This duplex contains two residential units, each with three bedrooms, within a 2,016-square-foot property. The upper apartment includes carpeting, a stove, and washer/dryer connections. The lower apartment also provides three bedrooms, while laundry hookups are located in the basement.
The property is situated in Ravena near Main Street and within a few blocks of Mosher Park. Park amenities include a pool complex, picnic pavilions, tennis courts, and basketball courts, providing neighborhood recreational options for village residents.
The property is situated in Ravena near Main Street and within a few blocks of Mosher Park. Park amenities include a pool complex, picnic pavilions, tennis courts, and basketball courts, providing neighborhood recreational options for village residents.
Key Highlights
- Two‑family duplex with two three‑bedroom units
- 2,016 square feet of property size
- Upper unit includes carpeting, stove, and washer/dryer connections
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
$23,278
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
8.34%
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%
$465,560
$465.6K
Cap Rate 7%
$332,543
$332.5K
Cap Rate 9%
$258,644
$258.6K
Market Conditions
NOI Build-Up for 2,016 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
$35.1K $17.40/SF
− Vacancy
−$1.8K −$0.90/SF
EGI
$33.3K $16.50/SF
− OpEx
−$10.0K −$4.95/SF
NOI
$23.3K $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%
$465,560
Cap Rate 7%
$332,543
Cap Rate 9%
$258,644
Alternative Uses
Best Use
Multifamily LT 5
$332.5K
$291.0K – $388.0K
NOI $23,278 @ 7.0% cap · market cap 8.34%
Second Best
Apartment 5plus
$307.6K
$269.2K – $358.9K
NOI $21,534 @ 7.0% cap · market cap 7.72%
Theoretical Best
Office A
$629.1K
$550.5K – $733.9K
NOI $44,036 @ 7.0% cap · market cap 15.78%
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
232
Businesses Nearby
Explore this area
Business Placement
Demographics for 12143, NY
4,903
Population
2,523
Households
1.9
Avg Household Size
42
Median Age
27%
College-Educated
90%
High-School Grad
19.1 sq mi
ZIP Area
257
Density / Sq Mi
$89,450
Median Household Income
$41,458
Median Earnings
$1,022
Median Rent
$222,400
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 - Two separate three-bedroom units offer flexible occupancy and rental use.
Where is this duplex located?
The property is located at 41 Pulver Ave Ravena, NY.
What is the asking price?
The asking price for this property is $279,000.
What are key features of this property?
This property features: Two‑family duplex with two three‑bedroom units; 2,016 square feet of property size; Upper unit includes carpeting, stove, and washer/dryer connections
