Duplex with Two
New
For Sale
$300,000
6 Bacon Street, Glens Falls, NY 12801
MultiFamily, Glens Falls, NY
Property Size2,710 SF
Lot Size0.17 Acres
Price / SF$110.70
Days on Market3
Property Features for 6 Bacon Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 1, Bedroom 3, Bedroom 4, Bathroom 3, Bathroom 2, Bedroom 1, Bedroom 2
Parking
8
Parking features
Garage, Driveway
Interior features
Ceramic Tile Bath
Basement
Unfinished
Lot features
Level
High school
Glens Falls
Elementary school district
Glens Falls
Middle school district
Glens Falls
High school district
Glens Falls
Directions
Northway exit 18, east on Main St, becomes Broad St, left on Glen Ave, left on Bacon
Standard status
Active
APN
520500 302.20-22-11
Size
2,710 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Annual Amount
5980
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Natural Gas
Water source
Public
Amenities
enclosed back porch
screened porch
laundry hookups
Building Details
Year built
1910
Number of units
2
Flooring type
Tile, Vinyl, Wood
Building materials
Aluminum Siding, Vinyl Siding, Wood Siding
Roof type
Composition, Slate
Architectural style
Other
Listing Agency:
Howard Hanna Capital Inc
(518) 371-4500
Listed By:
Joel A Koval · License #30KO0886220
(518) 466-5635
Added: Sep 16
Changed: Sep 17
Last Checked: Sep 18 at 11:06AM
MLS# 202626274
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 2,710-square-foot duplex sits on a 0.17-acre parcel and was built in 1910. The property includes two residential units, each with an enclosed back porch; the upper residence also has a screened porch. Two single-car garages and additional off-street parking provide on-site vehicle storage. Wood, tile, and vinyl flooring are found throughout, with ceramic tile baths and a mix of aluminum, vinyl, and wood siding.
The upper unit was renovated about 3 years ago, while the lower unit is occupied by a long-term tenant and includes a dining room used as a third bedroom. Water and sewer lines have been replaced. Each unit has separate gas and electric metering and laundry hookups. Public water and public sewer serve the property, which is within walking distance of the center of town.
The upper unit was renovated about 3 years ago, while the lower unit is occupied by a long-term tenant and includes a dining room used as a third bedroom. Water and sewer lines have been replaced. Each unit has separate gas and electric metering and laundry hookups. Public water and public sewer serve the property, which is within walking distance of the center of town.
Key Highlights
- 2,710‑square‑foot duplex on 0.17 acres
- Two single‑car garages plus off‑street parking
- 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
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
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
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Separate gas and electric meters, laundry hookups, and public utilities serve both residences.
Where is this duplex located?
The property is located at 6 Bacon Street 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 on 0.17 acres; Two single‑car garages plus off‑street parking; Upper unit renovated about 3 years ago
