Brick Duplex with Covered
48 Sherman Avenue, Glens Falls, NY 12801
For Sale
$549,900
Each residence features hardwood floors and updated kitchens and bathrooms.
Property Size3,636 SF
Price / SF$151.24
Days on Market8
Property Features for 48 Sherman Avenue
General Information
Standard status
Size
Total Parking Spaces
Property subtype
Additional Details
Multifamily Units
Amenities
covered front porches
backyard patio
pergola
Building Details
Year Built
Buildings
Construction
Listing Agency:
Coldwell Banker Prime Properties
Listed By:
Joanna Loveland · License #10401281402
(518) 409-5154
Source:
Signatureonerealtygroup
Added: Nov 2
Changed: Nov 8
Last Checked: Nov 8 at 2:17PM
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 Coldwell Banker Prime Properties
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Investment Insights
Based on property information with market context.
This 3,636-square-foot brick duplex contains two residences with hardwood flooring, updated kitchens and bathrooms, and inviting living areas. Covered front porches serve both units, while the backyard has a patio and pergola. A two-car garage is also part of the property. The building dates to 1800.
At 48 Sherman Avenue in Glens Falls, the property is minutes from downtown, with shopping, restaurants, and entertainment in the area.
At 48 Sherman Avenue in Glens Falls, the property is minutes from downtown, with shopping, restaurants, and entertainment in the area.
Key Highlights
- Two‑unit brick duplex totaling 3,636 square feet
- Built in 1800
- Both units have hardwood floors and updated kitchens and bathrooms
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$33,233
Cap Rate
6.04%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$664,660
$664.7K
Cap Rate 7%
$474,757
$474.8K
Cap Rate 9%
$369,256
$369.3K
Market Conditions
NOI Build-Up for 3,636 SF
Gross rent
$51.0K $14.04/SF
− Vacancy
−$3.6K −$0.98/SF
EGI
$47.5K $13.06/SF
− OpEx
−$14.2K −$3.92/SF
NOI
$33.2K $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 Rate 5%
$664,660
Cap Rate 7%
$474,757
Cap Rate 9%
$369,256
Alternative Uses
Best Use
Multifamily LT 5
$474.8K
$415.4K – $553.9K
NOI $33,233 @ 7.0% cap · market cap 6.04%
Second Best
Apartment 5plus
$433.2K
$379.0K – $505.4K
NOI $30,321 @ 7.0% cap · market cap 5.51%
Theoretical Best
Office A
$1.09M
$952.3K – $1.27M
NOI $76,181 @ 7.0% cap · market cap 13.85%
Zoning and permitted uses should be independently verified with authorities.
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Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,976
Businesses Nearby
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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
$196,000
Median Home Value
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Market
Average Price Trend$/SF for Duplexes in Glens Falls, NY
Properties on Market for Duplexes in Glens Falls
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - Each residence features hardwood floors and updated kitchens and bathrooms.
Where is this duplex located?
The property is located at 48 Sherman Avenue Glens Falls, NY.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Two‑unit brick duplex totaling 3,636 square feet; Built in 1800; Both units have hardwood floors and updated kitchens and bathrooms
