Two-Family Residential Income
For Sale
$275,000
Pending
630 N Pearl Street, Menands, NY 12204
MULTI_FAMILY - Menands, NY
Property Size2,328 SF
Lot Size0.13 Acres
Days on Market47
Property Features for 630 N Pearl Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 6, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 5, Bedroom 2, Bedroom 3
Parking
3
Parking features
Garage, Off Street, Driveway
Window features
Blinds, Double Pane Windows
Patio and Porch features
Porch
Interior features
Paddle Fan, Chair Rail
Basement
Full, Unfinished, Interior Entry
Lot features
Landscaped
High school
Albany
Elementary school district
Albany
Middle school district
Albany
High school district
Albany
Directions
Northern Boulevard to Lawn Avenue to North Pearl Street. House on right.
Standard status
Pending
APN
010100 65.28-1-62
Size
2,328 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Annual Amount
2515
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Natural Gas
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1920
Number of units
2
Flooring type
Hardwood, Vinyl
Building materials
Aluminum Siding
Roof type
Asphalt
Listing Agency:
Coldwell Banker Prime Properties · Coldwell Banker Real Estate
(518) 439-9600
Listed By:
Mary E Amodeo · License #10301220214
(518) 469-7677
Added: Jul 17
Changed: Jul 24
Last Checked: Sep 1 at 4:06PM
MLS# 202622042
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 two-family residential income property is presented in excellent condition. Updates noted include fresh paint, a remodeled kitchen and bath, gorgeous hardwood floors, and new railings on the second-floor porch. Additional improvements include a completely remodeled first-floor porch, a new driveway, a new water heater, new gutters, and a new back fence. The exterior was painted in 2024.
The property is located in Menands, New York, at 630 N Pearl Street. It is described as conveniently positioned near highways as well as hospitals and restaurants.
The listing is offered for sale, with the property configured as a two-family home designed for either investment use or owner-occupancy.
The property is located in Menands, New York, at 630 N Pearl Street. It is described as conveniently positioned near highways as well as hospitals and restaurants.
The listing is offered for sale, with the property configured as a two-family home designed for either investment use or owner-occupancy.
Key Highlights
- 2‑family home with multiple bedrooms and 2 bathrooms
- Remodeled kitchen and bath, plus hardwood flooring and vinyl flooring
- Exterior updates include full exterior paint in 2024, new gutters, and new back fence
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
$23,780
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
8.65%
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%
$475,600
$475.6K
Cap Rate 7%
$339,714
$339.7K
Cap Rate 9%
$264,222
$264.2K
Market Conditions
NOI Build-Up for 2,328 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
$46.1K $19.80/SF
− Vacancy
−$2.9K −$1.23/SF
EGI
$43.2K $18.57/SF
− OpEx
−$19.5K −$8.36/SF
NOI
$23.8K $10.21/SF
Area
Albany, NY
Vacancy
6.20%
Lease Rate
$19.80 /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%
$475,600
Cap Rate 7%
$339,714
Cap Rate 9%
$264,222
Alternative Uses
Best Use
Multifamily LT 5
$378.7K
$331.4K – $441.9K
NOI $26,512 @ 7.0% cap · market cap 9.64%
Second Best
Apartment 5plus
$339.7K
$297.3K – $396.3K
NOI $23,780 @ 7.0% cap · market cap 8.65%
Theoretical Best
Office A
$614.2K
$537.4K – $716.6K
NOI $42,994 @ 7.0% cap · market cap 15.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
709
Businesses Nearby
Explore this area
Business Placement
Demographics for 12204, NY
7,818
Population
4,290
Households
1.8
Avg Household Size
37
Median Age
39%
College-Educated
91%
High-School Grad
4.1 sq mi
ZIP Area
1,907
Density / Sq Mi
$75,197
Median Household Income
$48,911
Median Earnings
$1,294
Median Rent
$226,300
Median Home Value
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 - Well-maintained two-family home with remodeled kitchen and bath, updated exteriors, and new exterior components.
Where is this duplex located?
The property is located at 630 N Pearl Street Menands, NY.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 2‑family home with multiple bedrooms and 2 bathrooms; Remodeled kitchen and bath, plus hardwood flooring and vinyl flooring; Exterior updates include full exterior paint in 2024, new gutters, and new back fence
