Two-Unit Duplex with Covered
For Sale
$119,900
82 W Monroe Street, Little Falls, NY 13365
MULTI_FAMILY - Little Falls, NY
Property Size1,526 SF
Lot Size0.10 Acres
Price / SF$78.57
Days on Market187
Property Features for 82 W Monroe Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Basement, Bathroom 2, Bedroom 2, Bedroom 3, Bedroom 1
Parking features
On Street
Patio and Porch features
Porch
Appliances
ElectricWaterHeater
Lot features
Irregular Lot, Residential Lot
Elementary school district
Little Falls
Middle school district
Little Falls
High school district
Little Falls
Directions
North Ann Street to West Monroe Street
Subdivision
Little Falls-City-210900
Standard status
Active
APN
210900-114-060-0004-017-000-0000
Size
1,526 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Annual Amount
2754
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
covered front porch
full basement
Building Details
Year built
1889
Floors in Building
2
Number of units
2
Flooring type
Varies, Vinyl, Hardwood
Building materials
VinylSiding
Roof type
Asphalt
Listing Agency:
River Hills Properties LLC Lf
(315) 508-5268
Listed By:
Brandon Mosher · License #10301224028
(315) 868-4596
Added: Feb 3
Changed: Aug 7
Last Checked: Aug 9 at 9:06AM
MLS# S1660873
Copyright © 2026 New York State Alliance of MLSs, LLC. 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-unit duplex offers flexibility for owners and tenants, with both units featuring their own kitchen and private living areas. Interiors include bright room layouts and flooring that includes hardwood plus vinyl and other finishes. The home is heated with forced air and natural gas, and includes an electric water heater. Exterior materials include vinyl siding, and the roof is asphalt.
A covered front porch adds welcome curb appeal. The property also includes a full basement for storage and utilities, and parking is available on-street. The lot size is 0.1001 acres, and the building totals 1,526 square feet. Built in 1889, the duplex is served by public water.
With its two separate apartments, this layout supports owner-occupancy alongside rental income or a straightforward two-unit rental setup.
A covered front porch adds welcome curb appeal. The property also includes a full basement for storage and utilities, and parking is available on-street. The lot size is 0.1001 acres, and the building totals 1,526 square feet. Built in 1889, the duplex is served by public water.
With its two separate apartments, this layout supports owner-occupancy alongside rental income or a straightforward two-unit rental setup.
Key Highlights
- Two‑unit duplex with separate kitchens and private living areas
- Covered front porch
- Forced‑air natural gas heat with electric water heater
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
$10,902
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
9.09%
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%
$218,040
$218.0K
Cap Rate 7%
$155,743
$155.7K
Cap Rate 9%
$121,133
$121.1K
Market Conditions
NOI Build-Up for 1,526 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
$19.2K $12.60/SF
− Vacancy
−$3.7K −$2.39/SF
EGI
$15.6K $10.21/SF
− OpEx
−$4.7K −$3.06/SF
NOI
$10.9K $7.14/SF
Area
Herkimer County, NY
Vacancy
19.00%
Lease Rate
$12.60 /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%
$218,040
Cap Rate 7%
$155,743
Cap Rate 9%
$121,133
Alternative Uses
Best Use
Apartment 5plus
$158.7K
$138.8K – $185.1K
NOI $11,107 @ 7.0% cap · market cap 9.26%
Second Best
Multifamily LT 5
$155.7K
$136.3K – $181.7K
NOI $10,902 @ 7.0% cap · market cap 9.09%
Theoretical Best
Office A
$454.2K
$397.4K – $529.9K
NOI $31,795 @ 7.0% cap · market cap 26.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
373
Businesses Nearby
Explore this area
Business Placement
Demographics for 13365, NY
8,448
Population
4,066
Households
2.1
Avg Household Size
44
Median Age
19%
College-Educated
91%
High-School Grad
123.6 sq mi
ZIP Area
68
Density / Sq Mi
$60,458
Median Household Income
$44,317
Median Earnings
$800
Median Rent
$121,000
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?
Duplex - Two-unit duplex with separate kitchens, a covered front porch, forced-air natural gas heat, and public water service.
Where is this duplex located?
The property is located at 82 W Monroe Street Little Falls, NY.
What is the asking price?
The asking price for this property is $119,900.
What are key features of this property?
This property features: Two‑unit duplex with separate kitchens and private living areas; Covered front porch; Forced‑air natural gas heat with electric water heater
