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    Turnkey Duplex in Brushton, NY Title is generated by Realmo AI

    15 Grove Street, Brushton, NY 12916

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    Claim this Listing
    New
    For Sale
    $130,000

    MULTI_FAMILY - Other - Brushton, NY

    Property size:
    2,016 SF
    Lot size:
    0.25 Acres
    Price / SF:
    $64/SF
    Added:
    May 12, 2026
    Days on Market:
    2
    Last Refresh:
    May 13 at 12:06 pm

    Property Features for 15 Grove Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking features
    Driveway, Paved or Surfaced
    Window features
    Wood Frames
    Patio and Porch features
    Porch
    Interior features
    Laminate Counters, High Speed Internet, Natural Woodwork
    Exterior features
    Private Entrance, Private Yard
    Basement
    Unfinished
    Appliances
    Gas Cooktop, Microwave, Oven, Refrigerator, Washer/Dryer
    Standard status
    Active
    APN
    107.19-2-7
    Size
    2,016 SF
    Lot size
    0.25 Acres

    Taxes and HOA fees

    Tax Annual Amount
    2408

    Utilities

    Utilities
    Propane
    Sewer type
    Private Sewer
    Heating system
    Oil, Forced Air
    Cooling system
    Window Unit(s)
    Water source
    Private, Well

    Building Details

    Year built
    1890
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Laminate, Combination, Carpet, Hardwood, Vinyl
    Building materials
    Metal Siding, Stone
    Roof type
    Metal, Mixed, Tar/Gravel, Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Alanna Mills

    Listing agent Alanna Mills

    Listing office Home Roots Realty 1286 Washington St. P.O Box 394, Moira, NY

    Listing date May 12, 2026

    MLS# 207173 Listing URL

    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.

    HighLights

    • Turnkey duplex offering immediate rental income potential from two units.
    • Fully renovated and furnished 3‑bedroom unit ready for occupancy or continued rental.
    • Second unit features 1 bedroom, office/bonus room, 2.5 bathrooms, sunroom, updated kitchen, and main‑floor laundry.
    • Located on a large quarter‑acre corner lot with a spacious side yard and barn for storage.
    • Separate entrances and electric meters for each unit.
    • Convenient location in the heart of Brushton, NY.

    Overview

    Located in the heart of Brushton, NY, this renovated duplex presents an opportunity for homeownership with income potential. The property features a 3-bedroom unit with refinished hardwood floors, fresh paint, updated finishes, and comes fully furnished. This unit is currently occupied through June and already booked again beginning in August, leaving openings available in June and July. A covered front porch and private back patio offer outdoor relaxation space. The second unit includes 1 bedroom plus an office/bonus room, 2.5 bathrooms, an enclosed sunroom, an updated kitchen, new flooring, and main-floor laundry. This unit is currently rented from May through the end of August. The property is situated on a quarter-acre corner lot with a spacious side yard and a barn for extra storage. The duplex has separate entrances and electric meters. The property offers flexibility and opportunity, and is move-in ready.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Restaurant Real Estate Agency Building Supply Auto Repair Shop Hair Salon Department Store Food Market Storage Facility HVAC Service Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Brushton
    County
    Franklin
    State
    New York
    Longitude
    -74.514775
    Latitude
    44.831624

    Nearby Similar for Sale

    • $515,000
      533 SF

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      Thriving short-term rental community on 5.2 acres in Brushton, NY.
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    • $515,000
      533 SF

      Turnkey Tiny Home Community

      Profitable tiny home community on 5.2 acres, fully furnished.
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    FAQs

    What type of property is this?
    Duplex - Renovated duplex with income potential in Brushton, NY.
    Where is this duplex located?
    The property is located at 15 Grove Street Brushton, NY.
    What is the asking price?
    The asking price for this property is $130,000.
    What are key features of this property?
    This property features: Turnkey duplex offering immediate rental income potential from two units.; Fully renovated and furnished 3‑bedroom unit ready for occupancy or continued rental.; Second unit features 1 bedroom, office/bonus room, 2.5 bathrooms, sunroom, updated kitchen, and main‑floor laundry.
    (315) 842-7113
    We can help!
    Listing Contact
    Alanna Mills
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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