Ranch Duplex with Private
For Sale
$165,000
Pending
85 Main Mill Street, Plattsburgh, NY 12901
Residential Income, Plattsburgh, NY
Property Size1,440 SF
Lot Size0.09 Acres
Days on Market47
Property Features for 85 Main Mill Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Rooms
Laundry Room
Parking features
Driveway
Patio and Porch features
Deck
Interior features
Cathedral Ceiling(s), Ceiling Fan(s), Natural Woodwork
Exterior features
Private Yard, Storage
Fencing
Privacy
Basement
Finished
Appliances
Cooktop, Dryer, Electric Range, Refrigerator, Washer
View
City
Elementary school district
Plattsburgh
Middle school district
Plattsburgh
High school district
Plattsburgh
Directions
Take I-87 North to exit 36. Head north on NY-22/U.S. 9 N right off the exit ramp. Continue straight to follow NY-22 N as it heads toward the downtown area. Turn right onto South Catherine Street. Turn left onto Main Mill. The house will be on your left. It is behind 83 Main Mill.
Subdivision
City of Plattsburgh
Standard status
Pending
APN
221.18-1-8
Size
1,440 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
3064
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Ceiling Fan(s)
Water source
Public
Building Details
Year built
2005
Floors in Building
1
Number of units
2
Flooring type
Laminate, Tile
Building materials
Wood Siding
Roof type
Metal
Architectural style
Ranch
Additional Structures
Storage
Listing Agency:
REMAX North Country
(518) 563-1200
Listed By:
Kira Witherwax
(518) 570-7574
Added: Sep 2
Changed: Sep 16
Last Checked: Oct 18 at 3:06PM
MLS# 208312
Copyright © 2026 Adirondack Champlain Valley MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
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Investment Insights
Based on property information with market context.
This 2005 ranch-style duplex in Plattsburgh, NY, provides 1440 square feet across two residential units. The property includes natural woodwork, cathedral ceilings, ceiling fans, tile and laminate flooring, and a dedicated laundry room. A kitchen appliance package includes a cooktop, electric range, refrigerator, washer, and dryer. Electric heating serves the building, while wood siding and a metal roof complete the exterior.
Set on 0.09 acres at 85 Main Mill Street, the property sits on a dead-end street in the City of Plattsburgh. Exterior features include a private yard, storage, privacy fencing, and a deck. Public water and public sewer are in place, with driveway parking available on site.
Set on 0.09 acres at 85 Main Mill Street, the property sits on a dead-end street in the City of Plattsburgh. Exterior features include a private yard, storage, privacy fencing, and a deck. Public water and public sewer are in place, with driveway parking available on site.
Key Highlights
- Duplex with 1440 square feet of property size
- Built in 2005 with ranch architectural style
- Located on 0.09 acres at 85 Main Mill Street, Plattsburgh, NY 12901
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$12,294
Cap Rate
7.45%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$245,880
$245.9K
Cap Rate 7%
$175,629
$175.6K
Cap Rate 9%
$136,600
$136.6K
Market Conditions
NOI Build-Up for 1,440 SF
Gross rent
$19.0K $13.20/SF
− Vacancy
−$1.4K −$1.00/SF
EGI
$17.6K $12.20/SF
− OpEx
−$5.3K −$3.66/SF
NOI
$12.3K $8.54/SF
Area
Clinton County, NY
Vacancy
7.60%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$245,880
Cap Rate 7%
$175,629
Cap Rate 9%
$136,600
Alternative Uses
Best Use
Multifamily LT 5
$175.6K
$153.7K – $204.9K
NOI $12,294 @ 7.0% cap · market cap 7.45%
Second Best
Apartment 5plus
$156.1K
$136.6K – $182.2K
NOI $10,930 @ 7.0% cap · market cap 6.62%
Theoretical Best
Office A
$396.9K
$347.3K – $463.1K
NOI $27,786 @ 7.0% cap · market cap 16.84%
Zoning and permitted uses should be independently verified with authorities.
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
126
Businesses Nearby
Explore this area
Business Placement
Demographics for 12901, NY
32,147
Population
15,426
Households
2.1
Avg Household Size
38
Median Age
33%
College-Educated
89%
High-School Grad
70.6 sq mi
ZIP Area
455
Density / Sq Mi
$59,413
Median Household Income
$35,385
Median Earnings
$957
Median Rent
$182,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with public water, public sewer, driveway parking, and a deck.
Where is this duplex located?
The property is located at 85 Main Mill Street Plattsburgh, NY.
What is the asking price?
The asking price for this property is $165,000.
What are key features of this property?
This property features: Duplex with 1440 square feet of property size; Built in 2005 with ranch architectural style; Located on 0.09 acres at 85 Main Mill Street, Plattsburgh, NY 12901
