Well-Maintained Duplex in Watertown,
1021 Boyd Street Watertown, NY 13601
1021 Boyd Street, Watertown, NY, 13601
$155,000
For Sale
$155,000
MULTI_FAMILY - Other - Watertown, NY
Property Size1,882 SF
Lot Size0.11 Acres
Price / SF$82.36
Days on Market283
Property Features for 1021 Boyd Street
General Information
- Property type
- Residential Multi Family
- Property subtype
- Duplex
- Bedrooms
- 4
- Bathrooms
- 2
- Rooms
- Bedroom 4, Bedroom 1, Basement, Bathroom 2, Bathroom 1, Bedroom 3, Bedroom 2
- Exterior features
- Fence
- Fencing
- Fenced
- Appliances
- GasWaterHeater
- Standard status
- Active
- APN
- 221800-012-000-0010-108-000-0000
- Size
- 1,882 SF
- Lot size
- 0.11 Acres
Taxes and HOA fees
- Tax Annual Amount
- 2363
Utilities
- Heating system
- Natural Gas, Forced Air, Electric (Heating)
- Water source
- Public
Building Details
- Year built
- 1910
- Floors in Building
- 2
- Number of units
- 2
- Flooring type
- Hardwood, Vinyl, Varies
- Building materials
- AluminumSiding, CopperPlumbing, PexPlumbing
- Roof type
- Shingle, Asphalt
- Architectural style
- Other
Listing agency
Bridgeview Real Estate
(315) 782-9292
Listed by
Jessica Olney · License #10401375778
(315) 782-9292
Added: Oct 14, 2025 Updated: Jul 18 at 9:55AM Checked: Jul 23 at 7:06AM
MLS# S1644801
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 well-maintained upper/lower duplex presents a valuable opportunity. Each of the two units includes 2 bedrooms, 1 full bath, and spacious living areas. Separate utilities are provided for each unit. The property is currently generating $950 per month per unit in rental income. Several improvements have been made in recent years, including new hot water heaters in 2020, energy-efficient furnaces approximately 9 years old, a roof approximately 9 years old, composite porches and steps, an updated electrical panel, and a sealed driveway. Both units have been consistently maintained with a documented rental history. The property is located in Watertown, NY, on a lot measuring 0.1056 acres, with a total property size of 1882 square feet.
Key Highlights
- Well‑maintained upper/lower duplex built in 1910 with two 2‑bedroom units and 1 full bath per unit
- Current rental income of $950 per month per unit (total $1,900/month)
- Separate utilities for each unit
Local Financial Insights For Apartment 5plus
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 | $27.1k | $14.40 |
| − Vacancy | −$1.9k | −$1.01 |
| EGI | $25.2k | $13.39 |
| − OpEx | −$11.3k | −$6.03 |
| NOI | $13.9k | $7.37 |
1,882 SF · lease $14.40/SF/yr · vacancy 7.00% · expense 45.00%
Alternative Uses
Best Use
Multifamily LT 5
$221.4K
$193.7K – $258.3K
NOI $15,495 @ 7.0% cap · market cap 10.00%
Second Best
Apartment 5plus
$198.0K
$173.3K – $231.0K
NOI $13,862 @ 7.0% cap · market cap 8.94%
Theoretical Best
Office A
$518.8K
$453.9K – $605.3K
NOI $36,315 @ 7.0% cap · market cap 23.43%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Upper/lower duplex with two units, each featuring two bedrooms.
Where is this duplex located?
The property is located at 1021 Boyd Street Watertown, NY.
What is the asking price?
The asking price for this property is $155,000.
What are key features of this property?
This property features: Well‑maintained upper/lower duplex built in 1910 with two 2‑bedroom units and 1 full bath per unit; Current rental income of $950 per month per unit (total $1,900/month); Separate utilities for each unit
