Renovated Duplex with
New
For Sale
$300,000
6 Bacon St, Glens Falls, NY 12801
Two residential units feature enclosed porches, separate utilities, and laundry hookups.
Property Size2,710 SF
Price / SF$110.70
Days on Market6
Property Features for 6 Bacon St
General Information
Standard status
Active
Size
2,710 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Additional Details
Utilities to Site
Yes
Multifamily Units
2
Amenities
enclosed back porch
screened porch
laundry hook ups
Building Details
Year Built
1910
Listing Agency:
Legacy Nine Realty
Listed By:
Michael Field · License #10491203035
(518) 669-1804
Source:
Fieldrealty
Added: Sep 18
Changed: Sep 21
Last Checked: Sep 22 at 5:17PM
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 Legacy Nine Realty
Investment Insights
Based on property information with market context.
This 2,710-square-foot duplex, built in 1910, contains two large residential units arranged on separate levels. Both apartments include enclosed back porches, while the upper residence adds a spacious screened porch and was renovated about 3 years ago. The lower unit is in overall good condition and is occupied by a long-term tenant, who uses the dining room as a third bedroom.
The property includes two single-car garages, additional off-street parking, and laundry hookups for both apartments. Water and sewer lines have been replaced, and each unit has its own gas and electric meter. Located at 6 Bacon Street in Glens Falls, the property is within easy walking distance of the town center.
The property includes two single-car garages, additional off-street parking, and laundry hookups for both apartments. Water and sewer lines have been replaced, and each unit has its own gas and electric meter. Located at 6 Bacon Street in Glens Falls, the property is within easy walking distance of the town center.
Key Highlights
- 2,710‑square‑foot duplex built in 1910
- Two large residential units with enclosed back porches
- Upper unit renovated about 3 years ago
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
$24,770
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
8.26%
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%
$495,400
$495.4K
Cap Rate 7%
$353,857
$353.9K
Cap Rate 9%
$275,222
$275.2K
Market Conditions
NOI Build-Up for 2,710 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 $14.04/SF
− Vacancy
−$2.7K −$0.98/SF
EGI
$35.4K $13.06/SF
− OpEx
−$10.6K −$3.92/SF
NOI
$24.8K $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%
$495,400
Cap Rate 7%
$353,857
Cap Rate 9%
$275,222
Alternative Uses
Best Use
Multifamily LT 5
$353.9K
$309.6K – $412.8K
NOI $24,770 @ 7.0% cap · market cap 8.26%
Second Best
Apartment 5plus
$322.8K
$282.5K – $376.7K
NOI $22,599 @ 7.0% cap · market cap 7.53%
Theoretical Best
Office A
$811.1K
$709.8K – $946.3K
NOI $56,780 @ 7.0% cap · market cap 18.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,172
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
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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 - Two residential units feature enclosed porches, separate utilities, and laundry hookups.
Where is this duplex located?
The property is located at 6 Bacon St Glens Falls, NY.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: 2,710‑square‑foot duplex built in 1910; Two large residential units with enclosed back porches; Upper unit renovated about 3 years ago
