Two-Home Duplex
For Sale
$359,000
Pending
4856 State Route 30, Schoharie, NY 12157
Two separate residences provide a fully leased configuration in a country setting near local shops, dining, and major routes.
Property Size2,182 SF
Lot Size2.00 Acres
Days on Market40
Property Features for 4856 State Route 30
General Information
Standard status
Pending
Size
2,182 SF
Total Parking Spaces
8
Lot size
2.00 Acres
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,061
Building Details
Year Built
1965
Buildings
2
Listing Agency:
Carrow Real Estate Services LLC
(518) 788-7206
Listed By:
Amber Hensley
(518) 788-7206
Source:
Capmarkrealty
Added: Jul 24
Changed: Aug 29
Last Checked: Aug 31 at 12:48PM
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 Carrow Real Estate Services LLC
Investment Insights
Based on property information with market context.
This duplex property includes two separate homes on 2 acres at 4856 State Route 30 in Schoharie, New York. Built in 1965, the property offers distinct living spaces for each residence and a combined PropertySize of 2,182. Both homes are fully rented, providing an existing occupancy profile for an income-producing residential asset.
The setting is in the Schoharie Valley, with local shops, dining, and major routes nearby. The two-home layout creates a straightforward multifamily configuration, while the separate residences provide individual living arrangements for occupants.
The setting is in the Schoharie Valley, with local shops, dining, and major routes nearby. The two-home layout creates a straightforward multifamily configuration, while the separate residences provide individual living arrangements for occupants.
Key Highlights
- Two separate homes on 2 acres
- Both residences are fully rented
- Combined PropertySize of 2,182
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
$24,849
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
6.92%
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%
$496,980
$497.0K
Cap Rate 7%
$354,986
$355.0K
Cap Rate 9%
$276,100
$276.1K
Market Conditions
NOI Build-Up for 2,182 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
$38.0K $17.40/SF
− Vacancy
−$2.5K −$1.13/SF
EGI
$35.5K $16.27/SF
− OpEx
−$10.6K −$4.88/SF
NOI
$24.8K $11.39/SF
Area
Schoharie County, NY
Vacancy
6.50%
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%
$496,980
Cap Rate 7%
$354,986
Cap Rate 9%
$276,100
Alternative Uses
Best Use
Multifamily LT 5
$355.0K
$310.6K – $414.2K
NOI $24,849 @ 7.0% cap · market cap 6.92%
Second Best
Apartment 5plus
$318.4K
$278.6K – $371.5K
NOI $22,289 @ 7.0% cap · market cap 6.21%
Theoretical Best
Office A
$575.7K
$503.7K – $671.6K
NOI $40,297 @ 7.0% cap · market cap 11.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
31
Businesses Nearby
Explore this area
Business Placement
Demographics for 12157, NY
4,109
Population
1,853
Households
2.2
Avg Household Size
49
Median Age
29%
College-Educated
92%
High-School Grad
50.2 sq mi
ZIP Area
82
Density / Sq Mi
$77,364
Median Household Income
$46,163
Median Earnings
$934
Median Rent
$218,400
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 residences provide a fully leased configuration in a country setting near local shops, dining, and major routes.
Where is this duplex located?
The property is located at 4856 State Route 30 Schoharie, NY.
What is the asking price?
The asking price for this property is $359,000.
What are key features of this property?
This property features: Two separate homes on 2 acres; Both residences are fully rented; Combined PropertySize of 2,182
