Two-Family Duplex with
For Sale
$155,000
111 S Page Avenue, Endicott, NY 13760
MultiFamily, Two Family, ENDICOTT, NY
Property Size1,252 SF
Price / SF$123.80
Days on Market126
Property Features for 111 S Page Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
res
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Basement, Bathroom 2, Bedroom 1, Bedroom 2
Parking features
Garage
Patio and Porch features
Porch, Deck
Exterior features
COVERED PORCH, DECK OPEN, INSULATED WINDOWS, STORM DOORS, STORM WINDOWS
Appliances
RANGE/STOVE, REFRIGERATOR
Lot features
G E N E R A L L Y L E V E L, M U N I C I P A L E L E C T R I C I T Y
Elementary school
Ann G. McGuinness
Elementary school district
Union Endicott
Middle school district
Union Endicott
High school district
Union Endicott
Directions
West main street to South Page ave.
Subdivision
Area 04
Standard status
Active
APN
034601-156-016-0003-037-000-0000
Size
1,252 SF
Utilities
Heating system
Forced Air
Cooling system
Ceiling Fan(s)
Water source
Public
Building Details
Year built
1940
Number of units
2
Flooring type
Hardwood
Building materials
Vinyl
Architectural style
Other
Listing Agency:
KELLER WILLIAMS REALTY GREATER BINGHAMTON
(607) 722-0722
Listed By:
Erin C. Whited
(607) 727-5609
Added: Apr 26
Changed: Aug 19
Last Checked: Aug 29 at 2:06PM
MLS# 335485
Copyright © 2026 Greater Binghamton Association of Realtor. 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 1,252-square-foot duplex contains two occupied residential units and was built in 1940. The property includes a detached two-car garage, newer roof, vinyl exterior, hardwood flooring, forced-air heating, ceiling fans, insulated windows, and storm doors and windows. Each unit includes a range/stove and refrigerator, with additional basement space and public water service.
Set on a corner lot at 111 S Page Avenue in Endicott, the property is within the municipal electric district. Exterior amenities include a covered porch and open deck, while the garage provides off-street parking or additional functional space. Residential zoning is identified as res.
Set on a corner lot at 111 S Page Avenue in Endicott, the property is within the municipal electric district. Exterior amenities include a covered porch and open deck, while the garage provides off-street parking or additional functional space. Residential zoning is identified as res.
Key Highlights
- Two‑family duplex with both units currently occupied
- 1,252 square feet on a corner lot
- Detached 2‑car garage
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
$11,187
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
7.22%
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%
$223,740
$223.7K
Cap Rate 7%
$159,814
$159.8K
Cap Rate 9%
$124,300
$124.3K
Market Conditions
NOI Build-Up for 1,252 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
$17.3K $13.80/SF
− Vacancy
−$1.3K −$1.04/SF
EGI
$16.0K $12.77/SF
− OpEx
−$4.8K −$3.83/SF
NOI
$11.2K $8.94/SF
Area
Broome County, NY
Vacancy
7.50%
Lease Rate
$13.80 /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%
$223,740
Cap Rate 7%
$159,814
Cap Rate 9%
$124,300
Alternative Uses
Best Use
Multifamily LT 5
$159.8K
$139.8K – $186.5K
NOI $11,187 @ 7.0% cap · market cap 7.22%
Second Best
Apartment 5plus
$149.0K
$130.4K – $173.8K
NOI $10,430 @ 7.0% cap · market cap 6.73%
Theoretical Best
Office A
$310.6K
$271.8K – $362.4K
NOI $21,743 @ 7.0% cap · market cap 14.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
384
Businesses Nearby
Explore this area
Business Placement
Demographics for 13760, NY
44,153
Population
20,988
Households
2.1
Avg Household Size
44
Median Age
34%
College-Educated
93%
High-School Grad
49.3 sq mi
ZIP Area
896
Density / Sq Mi
$63,242
Median Household Income
$41,939
Median Earnings
$883
Median Rent
$150,700
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 - Occupied two-unit property with a detached garage, newer roof, covered porch, and open deck.
Where is this duplex located?
The property is located at 111 S Page Avenue Endicott, 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: Two‑family duplex with both units currently occupied; 1,252 square feet on a corner lot; Detached 2‑car garage
