Residential Income
For Sale
$299,999
6 William Street, Plattsburgh, NY 12901
1890 property with off-street parking, built-in features, and electric appliances.
Property Size1,683 SF
Days on Market18
Property Features for 6 William Street
General Information
Standard status
Active
Size
1,683 SF
Total Parking Spaces
5
Property subtype
Residential Income
Zoning
Residential
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$5,683
Amenities
Electric
Partial, Unfinished
Dryer, Electric Oven, Electric Range, Portable Dishwasher, Refrigerator, Washer
Built-in Features
Living Room
Off Street
Old Style
Building Details
Building Size
1,683 SF
Year Built
1890
Stories
2
Listing Agency:
RE/MAX North Country
(518) 578-9203
Listed By:
Brandi Jewell · License #109901759
(518) 578-9203
Source:
Evrealestate
Added: Aug 3
Changed: Aug 18
Last Checked: Aug 20 at 4:03AM
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 RE/MAX North Country
Investment Insights
Based on property information with market context.
This residential income property dates to 1890 and includes a living room, built-in features, and electric systems. The interior includes an electric dryer, electric oven, electric range, portable dishwasher, and refrigerator, along with a washer. Partial unfinished space is also identified among the interior features.
The property is located at 6 William Street in Plattsburgh, New York, within Clinton County. Exterior details include off-street parking and an Old Style designation.
The property is located at 6 William Street in Plattsburgh, New York, within Clinton County. Exterior details include off-street parking and an Old Style designation.
Key Highlights
- Built in 1890
- Off‑street parking
- Electric dryer, oven, range, portable dishwasher, refrigerator, and washer
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
$12,774
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
4.26%
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%
$255,480
$255.5K
Cap Rate 7%
$182,486
$182.5K
Cap Rate 9%
$141,933
$141.9K
Market Conditions
NOI Build-Up for 1,683 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
$25.2K $15.00/SF
− Vacancy
−$2.0K −$1.20/SF
EGI
$23.2K $13.80/SF
− OpEx
−$10.5K −$6.21/SF
NOI
$12.8K $7.59/SF
Area
Clinton County, NY
Vacancy
8.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
45.00%
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%
$255,480
Cap Rate 7%
$182,486
Cap Rate 9%
$141,933
Alternative Uses
Best Use
Apartment 5plus
$182.5K
$159.7K – $212.9K
NOI $12,774 @ 7.0% cap · market cap 4.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$463.9K
$405.9K – $541.3K
NOI $32,475 @ 7.0% cap · market cap 10.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,623
Businesses Nearby
Explore this area
Business Placement
Demographics for 12901, NY
32,147
Population
15,426
Households
2.1
Avg Household Size
38
Median Age
33%
College-Educated
89%
High-School Grad
70.6 sq mi
ZIP Area
455
Density / Sq Mi
$59,413
Median Household Income
$35,385
Median Earnings
$957
Median Rent
$182,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - 1890 property with off-street parking, built-in features, and electric appliances.
Where is this residential income property located?
The property is located at 6 William Street Plattsburgh, NY.
What is the asking price?
The asking price for this property is $299,999.
What are key features of this property?
This property features: Built in 1890; Off‑street parking; Electric dryer, oven, range, portable dishwasher, refrigerator, and washer
