Occupied Duplex with
For Sale
$249,900
58 Haskell Avenue, Glens Falls, NY 12801
Two rented units offer separate living areas, outdoor porches, and off-street parking near parks, recreation, and daily amenities.
Property Size1,380 SF
Price / SF$181.09
Days on Market13
Property Features for 58 Haskell Avenue
General Information
Standard status
Active
Size
1,380 SF
Property subtype
Multi-family
Occupancy
100%
Units
Unit Mix
1 x 3BR, 1 x 2BR
Multifamily Units
2
Amenities
covered front porch
private rear three-season porch
Building Details
Year Built
1900
Buildings
1
Tenancy
Multi
Listing Agency:
Howard Hanna
(518) 861-7016
Listed By:
Sean Rogge
(518) 639-4663
Source:
Signatureonerealtygroup
Added: Aug 18
Changed: Aug 29
Last Checked: Aug 22 at 7:12AM
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 Howard Hanna
Investment Insights
Based on property information with market context.
This 1900 duplex contains two occupied residences arranged in an over-under configuration. The lower apartment has three bedrooms and a covered front porch, while the upper apartment provides two bedrooms and a private rear three-season porch. The property measures 1,380 square feet and includes off-street parking.
Located at 58 Haskell Ave in Glens Falls, the property sits across from a neighborhood park and East Field, which hosts baseball games and community events. A nearby ice cream shop, the Warren County Bikeway, shopping, dining, and everyday services add to the surrounding convenience. Both units are currently rented, providing an established residential income setup for an investor or future owner-occupant.
Located at 58 Haskell Ave in Glens Falls, the property sits across from a neighborhood park and East Field, which hosts baseball games and community events. A nearby ice cream shop, the Warren County Bikeway, shopping, dining, and everyday services add to the surrounding convenience. Both units are currently rented, providing an established residential income setup for an investor or future owner-occupant.
Key Highlights
- Two‑unit duplex with both residences currently rented
- 1,380‑square‑foot property built in 1900
- Lower unit has 3 bedrooms and a covered front porch
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
$12,613
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
5.05%
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%
$252,260
$252.3K
Cap Rate 7%
$180,186
$180.2K
Cap Rate 9%
$140,144
$140.1K
Market Conditions
NOI Build-Up for 1,380 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
$19.4K $14.04/SF
− Vacancy
−$1.4K −$0.98/SF
EGI
$18.0K $13.06/SF
− OpEx
−$5.4K −$3.92/SF
NOI
$12.6K $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%
$252,260
Cap Rate 7%
$180,186
Cap Rate 9%
$140,144
Alternative Uses
Best Use
Multifamily LT 5
$180.2K
$157.7K – $210.2K
NOI $12,613 @ 7.0% cap · market cap 5.05%
Second Best
Apartment 5plus
$164.4K
$143.9K – $191.8K
NOI $11,508 @ 7.0% cap · market cap 4.61%
Theoretical Best
Office A
$413.1K
$361.4K – $481.9K
NOI $28,914 @ 7.0% cap · market cap 11.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
394
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
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 rented units offer separate living areas, outdoor porches, and off-street parking near parks, recreation, and daily amenities.
Where is this duplex located?
The property is located at 58 Haskell Avenue Glens Falls, NY.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Two‑unit duplex with both residences currently rented; 1,380‑square‑foot property built in 1900; Lower unit has 3 bedrooms and a covered front porch
