Triplex With Renovated
New
For Sale
$550,000
5-6 Haluska Lane, East Berne, NY 12059
MultiFamily, East Berne, NY
Property Size1,754 SF
Lot Size12.12 Acres
Price / SF$313.57
Days on Market6
Property Features for 5-6 Haluska Lane
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bedrooms
6
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 5, Bedroom 2, Bedroom 6, Bathroom 5, Bedroom 3, Bathroom 3, Bathroom 4, Bedroom 4, Bathroom 1, Bathroom 2, Bedroom 1
Parking
10
Parking features
Garage, Driveway
Patio and Porch features
Deck, Porch
Interior features
Solid Surface Counters, Paddle Fan, Walk-In Closet(s), Built-in Features, Ceramic Tile Bath
Fireplace
1
Basement
Full, Unfinished
Lot features
Wooded
Elementary school district
Berne Knox
Middle school district
Berne Knox
High school district
Berne Knox
Directions
Delaware tpke to helderberg trail to Haluska. driveway is right off helderberg, sign in front of the right place. GPS 6 Haluska Ln will get you as close as possible until you see the sign.
Standard status
Active
APN
01200 91.-1-6.1
Size
1,754 SF
Lot size
12.12 Acres
Taxes and HOA fees
Tax Annual Amount
12358
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Forced Air, Oil, Ductless (Heating)
Cooling system
Ductless, Window Unit(s)
Water source
Well
Building Details
Year built
1962
Number of units
3
Flooring type
Vinyl, Wood, Tile - Ceramic
Building materials
Brick, Vinyl Siding, Wood Siding
Roof type
Shingle, Metal, Asphalt
Listing Agency:
Romeo Team Realty
(518) 978-0916
Listed By:
Michelle Panza · License #10401248565
(518) 269-8680
Added: Sep 22
Changed: Sep 23
Last Checked: Sep 27 at 4:06PM
MLS# 202626625
Copyright © 2026 Global MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This triplex property includes a four-bedroom, three-bath primary residence and a separate building with two one-bedroom, one-bath apartments. The two smaller units received new flooring and kitchens five years ago, while the main home had its appliances and flooring replaced during the same period. The primary residence still requires some finish work, including flooring and trim. Interior features include solid surface counters, ceramic tile baths, built-in elements, and walk-in closet space. The property also offers a garage, driveway parking, decks, porches, and a fireplace.
The 12.12-acre site is multifamily-zoned and served by a private well and septic tank. Riding trails are nearby, along with Thacher Park and Warner Lake. Located at 5-6 Haluska Lane in East Berne, the property combines three existing residences with a substantial land component.
The 12.12-acre site is multifamily-zoned and served by a private well and septic tank. Riding trails are nearby, along with Thacher Park and Warner Lake. Located at 5-6 Haluska Lane in East Berne, the property combines three existing residences with a substantial land component.
Key Highlights
- 12.12‑acre multifamily‑zoned property
- Three existing residential units
- Separate building contains two 1‑bedroom, 1‑bath units
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
$20,253
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
3.68%
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%
$405,060
$405.1K
Cap Rate 7%
$289,329
$289.3K
Cap Rate 9%
$225,033
$225.0K
Market Conditions
NOI Build-Up for 1,754 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
$30.5K $17.40/SF
− Vacancy
−$1.6K −$0.90/SF
EGI
$28.9K $16.50/SF
− OpEx
−$8.7K −$4.95/SF
NOI
$20.3K $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%
$405,060
Cap Rate 7%
$289,329
Cap Rate 9%
$225,033
Alternative Uses
Best Use
Multifamily LT 5
$289.3K
$253.2K – $337.6K
NOI $20,253 @ 7.0% cap · market cap 3.68%
Second Best
Apartment 5plus
$267.6K
$234.2K – $312.3K
NOI $18,735 @ 7.0% cap · market cap 3.41%
Theoretical Best
Office A
$547.3K
$478.9K – $638.6K
NOI $38,313 @ 7.0% cap · market cap 6.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
35
Businesses Nearby
Explore this area
Business Placement
Demographics for 12059, NY
1,482
Population
1,020
Households
1.5
Avg Household Size
49
Median Age
29%
College-Educated
98%
High-School Grad
22.8 sq mi
ZIP Area
65
Density / Sq Mi
$100,938
Median Household Income
$57,693
Median Earnings
$1,094
Median Rent
$306,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Triplex - Multifamily-zoned property combines three residential units with substantial acreage and established residential improvements.
Where is this triplex located?
The property is located at 5-6 Haluska Lane East Berne, NY.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 12.12‑acre multifamily‑zoned property; Three existing residential units; Separate building contains two 1‑bedroom, 1‑bath units
