Tenant-Occupied Over-Under
8 4th Street, South Glens Falls, NY 12803
MULTI_FAMILY - South Glens Falls, NY
Property size:
1,646 SFLot size:
0.19 AcresPrice / SF:
$136/SF- Added:
- May 22, 2026
- Days on Market:
- 47
- Last Refresh:
- Jul 7 at 4:06 am
Property Features for 8 4th Street
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 3
- Bathrooms
- 2
- Rooms
- Laundry Room, Bedroom 3, Bathroom 2, Bedroom 2, Bathroom 1, Bedroom 1
- Parking
- 4
- Parking features
- Off Street
- Basement
- Interior Entry
- Standard status
- Active Under Contract
- APN
- 414401 37.54-2-19
- Size
- 1,646 SF
- Lot size
- 0.19 Acres
Taxes and HOA fees
- Tax Annual Amount
- 2599
Utilities
- Sewer type
- Public Sewer
- Heating system
- Forced Air, Natural Gas
- Cooling system
- Window Unit(s)
- Water source
- Public
Building Details
- Year built
- 1930
- Number of units
- 2
- Flooring type
- Tile - Ceramic, Linoleum, Carpet
- Building materials
- Vinyl Siding
- Roof type
- Asphalt
Listing agent Scott P Varley License #30VA0727304 (518) 281-6808
Listing office KW Platform 382 Broadway, Latham, NY (518) 281-6808
Listing date May 22, 2026
MLS# 202617844
Listing URL
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.
HighLights
- Tenant‑occupied over‑under duplex with two income streams; both units currently occupied with established tenants
- Unit mix: first floor 2‑bedroom/1‑bath; second floor 1‑bedroom/1‑bath
- Parking on both sides with off‑street parking, plus a spacious backyard with shed included
- Recent updates include new plumbing throughout and both water heaters replaced within the last 4 years
- Additional mechanical/major items: first‑floor furnace approx. 7–8 years old, second‑floor monitor heater added, and roof approx. 10 years old
- Appliances stay, including washer and dryer in the first‑floor unit; public water and public sewer; showings Saturdays 12pm–2pm
Overview
This over-under duplex features two rental units designed for separate living space: a first-floor 2 bedroom, 1 bath layout and a second-floor 1 bedroom, 1 bath layout. Off-street parking is available on both sides of the home, and the property includes a spacious backyard with a shed. The home is set up as a turn-key rental, with appliances included, including the washer and dryer in the first-floor unit.
The duplex is located in South Glens Falls, positioned just across from Glens Falls and with quick access to Route 9. With convenient access to downtown dining, shopping, and employment, the address is geared toward tenant retention and ongoing rental demand.
From an investment standpoint, both units are currently occupied with established tenants, producing consistent monthly income. Recent updates support the durability of the property, including new plumbing throughout and replacement of both water heaters within the last four years. The first-floor furnace is approximately 7–8 years old, the second-floor unit has a new monitor heater, and the roof is approximately 10 years old, with foundation wall work completed in the basement. Showings are available only on Saturdays from 12:00 PM to 2:00 PM.
The duplex is located in South Glens Falls, positioned just across from Glens Falls and with quick access to Route 9. With convenient access to downtown dining, shopping, and employment, the address is geared toward tenant retention and ongoing rental demand.
From an investment standpoint, both units are currently occupied with established tenants, producing consistent monthly income. Recent updates support the durability of the property, including new plumbing throughout and replacement of both water heaters within the last four years. The first-floor furnace is approximately 7–8 years old, the second-floor unit has a new monitor heater, and the roof is approximately 10 years old, with foundation wall work completed in the basement. Showings are available only on Saturdays from 12:00 PM to 2:00 PM.
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
NOI $15,045 @ 7.0% cap · market cap 6.69%
Second Best
Apartment 5plus
$196.1K
$171.6K – $228.8K
NOI $13,726 @ 7.0% cap · market cap 6.10%
Theoretical Best
Office A
$492.7K
$431.1K – $574.8K
NOI $34,487 @ 7.0% cap · market cap 15.33%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
Location Insight
- Map
- Local Demand
- City
- South Glens Falls
- County
- Warren
- State
- New York
- Longitude
- -73.634291
- Latitude
- 43.301509
Nearby Similar for Sale
FAQs
What type of property is this?
Duplex - Over-under two-family with established tenants, modernized major systems, and parking plus a spacious backyard.
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: Tenant‑occupied over‑under duplex with two income streams; both units currently occupied with established tenants; Unit mix: first floor 2‑bedroom/1‑bath; second floor 1‑bedroom/1‑bath; Parking on both sides with off‑street parking, plus a spacious backyard with shed included
