Renovating Triplex with Bonus
For Sale
$249,900
80 River Street, Hudson Falls, NY 12839
Three-unit property with separate utilities, off-street parking, and ongoing updates across multiple living areas.
Property Size1,816 SF
Lot Size1.70 Acres
Price / SF$137.61
Days on Market53
Property Features for 80 River Street
General Information
Standard status
Active
Size
1,816 SF
Total Parking Spaces
6
Lot size
1.70 Acres
Property subtype
Multi-Family
Zoning
Commercial
Property Condition
Severity
Repairs Needed
Evidence
Renovation work continues
Additional Details
Utilities to Site
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$4,911
Building Details
Year Built
1800
Listing Agency:
Hunt ERA
(518) 376-3291
Listed By:
Steven Jackoski
(518) 376-3291
Source:
Capmarkrealty
Added: Jul 9
Changed: Aug 29
Last Checked: Aug 30 at 1:33PM
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 Hunt ERA
Investment Insights
Based on property information with market context.
This 1,816-square-foot triplex, built in 1800, contains three separately metered units on 1.7 acres. Unit 1 includes a one-bedroom layout, eat-in kitchen, living room, and private front porch; its tenant has occupied the unit for 14 years. Unit 2 offers two bedrooms, a bonus room with washer/dryer hookup, updated flooring and paint, and a separate staircase entrance. Unit 3 is positioned at the rear of the first floor and includes a bedroom, bonus room, eat-in kitchen with laundry hookup, and side-porch entry.
Renovation work is underway, with kitchen cabinetry and interior doors on site for installation in the applicable units. The property also provides separate utilities, off-street parking, and outdoor space. Located at 80 River Street in Hudson Falls, the property offers access to Hudson Falls and Glens Falls.
Renovation work is underway, with kitchen cabinetry and interior doors on site for installation in the applicable units. The property also provides separate utilities, off-street parking, and outdoor space. Located at 80 River Street in Hudson Falls, the property offers access to Hudson Falls and Glens Falls.
Key Highlights
- Three‑unit triplex spanning 1,816 square feet on 1.7 acres
- Unit 2 has 2 bedrooms, a bonus room, updated flooring and paint, and a second entrance
- Unit 1 includes a private front porch and a tenant of 14 years
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
$21,026
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
8.41%
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%
$420,520
$420.5K
Cap Rate 7%
$300,371
$300.4K
Cap Rate 9%
$233,622
$233.6K
Market Conditions
NOI Build-Up for 1,816 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
$31.6K $17.40/SF
− Vacancy
−$1.6K −$0.86/SF
EGI
$30.0K $16.54/SF
− OpEx
−$9.0K −$4.96/SF
NOI
$21.0K $11.58/SF
Area
Washington County, NY
Vacancy
4.94%
Lease Rate
$17.40 /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%
$420,520
Cap Rate 7%
$300,371
Cap Rate 9%
$233,622
Alternative Uses
Best Use
Multifamily LT 5
$300.4K
$262.8K – $350.4K
NOI $21,026 @ 7.0% cap · market cap 8.41%
Second Best
Apartment 5plus
$267.8K
$234.4K – $312.5K
NOI $18,748 @ 7.0% cap · market cap 7.50%
Theoretical Best
Office A
$450.5K
$394.2K – $525.6K
NOI $31,537 @ 7.0% cap · market cap 12.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
314
Businesses Nearby
Explore this area
Business Placement
Demographics for 12839, NY
13,618
Population
6,515
Households
2.1
Avg Household Size
41
Median Age
16%
College-Educated
90%
High-School Grad
31.0 sq mi
ZIP Area
439
Density / Sq Mi
$70,006
Median Household Income
$41,545
Median Earnings
$1,018
Median Rent
$161,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three-unit property with separate utilities, off-street parking, and ongoing updates across multiple living areas.
Where is this triplex located?
The property is located at 80 River Street Hudson Falls, NY.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Three‑unit triplex spanning 1,816 square feet on 1.7 acres; Unit 2 has 2 bedrooms, a bonus room, updated flooring and paint, and a second entrance; Unit 1 includes a private front porch and a tenant of 14 years
