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    South Glens Falls Duplex Title is generated by Realmo AI

    8 4th Street, South Glens Falls, NY 12803

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    For Sale
    $225,000

    Tenant-occupied duplex with consistent income in desirable location.

    Type:Multi Family / Duplex
    Property size:
    1,646 SF
    Price / SF:
    $136/SF
    Added:
    May 22, 2026
    Days on Market:
    8
    Last Refresh:
    May 27 at 12:22 pm

    Property Features for 8 4th Street

    General Information

    Standard status
    Active
    Size
    1,646 SF
    Property subtype
    Multi Family / Duplex

    Building Details

    Year Built
    1930

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    Listing Contact
    Scott Varley
    Scott Varley

    Listing agent Scott Varley License #30VA0727304

    Listing office Keller Williams Capital Dist

    Listing date May 22, 2026

    Source Compass

    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 Keller Williams Capital Dist

    HighLights

    • Income‑generating duplex with established tenants.
    • Desirable South Glens Falls location, near amenities and Route 9.
    • Solid mechanicals: newer plumbing, water heaters, furnace, and roof.
    • Spacious backyard features a shed and parking on both sides.
    • All appliances included, with a washer and dryer in the first‑floor unit.
    • Two units: a 2‑bedroom, 1‑bath and a 1‑bedroom, 1‑bath.

    Overview

    This over-under duplex in South Glens Falls features two units, providing two income streams. Both units are occupied with established tenants, generating consistent monthly income. The first floor offers a 2-bedroom, 1-bath layout, while the second floor features a 1-bedroom, 1-bath layout. Parking is available on both sides of the home. A spacious backyard includes a shed. The property features new plumbing throughout. Both water heaters have been replaced within the last 4 years. The first-floor furnace is approximately 7-8 years old, and a new monitor heater is installed in the second-floor unit. The roof is approximately 10 years old, and foundation wall work has been completed in the basement. All appliances stay, including the washer and dryer in the first-floor unit. The property is located across from Glens Falls, with quick access to Route 9, downtown dining, shopping, and employment. The location offers the convenience of the city without the city price tag. The property size is 1,646 square feet. This two-family property is tenant-occupied, and showings are available only on Saturdays from 12pm-2pm.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $23.1k $14.04
    − Vacancy −$1.6k −$0.98
    EGI $21.5k $13.06
    − OpEx −$6.4k −$3.92
    NOI $15.0k $9.14
    1,646 SF · lease $14.04/SF/yr · vacancy 7.00% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $214.9K
    $188.1K – $250.8K (±1% cap)
    NOI $15,045 @ 7.0% cap · market cap 6.69%
    Second Best
    Apartment 5plus
    $196.1K
    $171.6K – $228.8K (±1% cap)
    NOI $13,726 @ 7.0% cap · market cap 6.10%
    Theoretical Best
    Office A
    $492.7K
    $431.1K – $574.8K (±1% cap)
    NOI $34,487 @ 7.0% cap · market cap 15.33%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    South Glens Falls
    County
    Warren
    State
    New York
    Longitude
    -73.6538545
    Latitude
    43.3006438

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    FAQs

    What type of property is this?
    Duplex - Tenant-occupied duplex with consistent income in desirable location.
    Where is this duplex located?
    The property is located at 8 4th Street South Glens Falls, NY.
    What is the asking price?
    The asking price for this property is $225,000.
    What are key features of this property?
    This property features: Income‑generating duplex with established tenants.; Desirable South Glens Falls location, near amenities and Route 9.; Solid mechanicals: newer plumbing, water heaters, furnace, and roof.
    (518) 281-6808
    We can help!
    Listing Contact
    Scott Varley
    Scott Varley
    Real Estate License ID: 30VA0727304
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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