Two-Unit Duplex with Separate
For Sale
$179,000
Pending
5 Numan Street, Glens Falls, NY 12801
MultiFamily, Glens Falls, NY
Property Size1,732 SF
Lot Size0.12 Acres
Days on Market57
Property Features for 5 Numan Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
4
Rooms
Bathroom 3, Bathroom 4, Bedroom 3, Bathroom 2, Bedroom 2, Bedroom 4, Bathroom 1, Bedroom 1
Parking
6
Parking features
Off Street
Patio and Porch features
Porch
Basement
Full
Lot features
Level
High school
Glens Falls
Elementary school district
Glens Falls
Middle school district
Glens Falls
High school district
Glens Falls
Directions
Ridge to Numan.
Standard status
Pending
APN
520500 303.17-8-8
Size
1,732 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Annual Amount
5153
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1910
Number of units
2
Flooring type
Carpet
Building materials
Clapboard
Roof type
Asphalt
Architectural style
Other
Additional Structures
Outbuilding
Listing Agency:
Venture Fox Realty Group LLC
(518) 290-1070
Listed By:
Amanda Harrington · License #40HA1054373
(518) 441-1711
Added: Aug 10
Changed: Sep 17
Last Checked: Oct 5 at 4:06AM
MLS# 202623758
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 1,732-square-foot duplex contains two residential units with two bedrooms in each. The 1910 property has clapboard construction, carpet flooring, porches, and off-street parking. Natural gas forced-air heat serves the building, with public water and public sewer in place.
Recent updates include a newer furnace and hot water tank in Unit 1, while Unit 2 received new carpeting. The property sits near Glens Falls Hospital, restaurants, shopping, and downtown Glens Falls, providing convenient access to established local amenities.
Located at 5 Numan Street in Glens Falls, the property occupies 0.12 acres and offers separate utilities for the two units.
Recent updates include a newer furnace and hot water tank in Unit 1, while Unit 2 received new carpeting. The property sits near Glens Falls Hospital, restaurants, shopping, and downtown Glens Falls, providing convenient access to established local amenities.
Located at 5 Numan Street in Glens Falls, the property occupies 0.12 acres and offers separate utilities for the two units.
Key Highlights
- Two‑unit duplex with two bedrooms in each residence
- 1,732 square feet on a 0.12‑acre lot
- Separate utilities for the two 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
$15,831
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
8.84%
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%
$316,620
$316.6K
Cap Rate 7%
$226,157
$226.2K
Cap Rate 9%
$175,900
$175.9K
Market Conditions
NOI Build-Up for 1,732 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
$24.3K $14.04/SF
− Vacancy
−$1.7K −$0.98/SF
EGI
$22.6K $13.06/SF
− OpEx
−$6.8K −$3.92/SF
NOI
$15.8K $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 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%
$316,620
Cap Rate 7%
$226,157
Cap Rate 9%
$175,900
Alternative Uses
Best Use
Multifamily LT 5
$226.2K
$197.9K – $263.9K
NOI $15,831 @ 7.0% cap · market cap 8.84%
Second Best
Apartment 5plus
$206.3K
$180.5K – $240.7K
NOI $14,443 @ 7.0% cap · market cap 8.07%
Theoretical Best
Office A
$518.4K
$453.6K – $604.8K
NOI $36,289 @ 7.0% cap · market cap 20.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,957
Businesses Nearby
Explore this area
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Both residences have two bedrooms, off-street parking, and individual utility service.
Where is this duplex located?
The property is located at 5 Numan Street Glens Falls, NY.
What is the asking price?
The asking price for this property is $179,000.
What are key features of this property?
This property features: Two‑unit duplex with two bedrooms in each residence; 1,732 square feet on a 0.12‑acre lot; Separate utilities for the two units
