Four-Unit
For Sale
$190,000
163 Ackley Avenue, Johnson City, NY 13790
MultiFamily, Four Family, JOHNSON CITY, NY
Property Size1,826 SF
Lot Size0.19 Acres
Price / SF$104.05
Days on Market82
Property Features for 163 Ackley Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
Multi
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Basement, Bedroom 4, Bedroom 3, Bathroom 1, Bathroom 3, Bathroom 4, Bedroom 1, Bedroom 2, Bathroom 2
Parking features
Carport
Patio and Porch features
Patio
Exterior features
CABLE AVAILABLE, OPEN PATIO, SHRUBS/FLOWERS
Lot features
G E N E R A L L Y L E V E L
Elementary school
Johnson City Elementary
Elementary school district
Johnson City
Middle school district
Johnson City
High school district
Johnson City
Directions
Floral to Ackley
Subdivision
Area 04
Standard status
Active
APN
034603-159-032-0003-029-000-0000
Size
1,826 SF
Lot size
0.19 Acres
Utilities
Heating system
Steam, Other (Heating)
Water source
Public
Building Details
Year built
1930
Number of units
4
Flooring type
Hardwood
Building materials
Clapboard
Architectural style
Other
Listing Agency:
KELLER WILLIAMS REALTY GREATER BINGHAMTON
(607) 722-0722
Listed By:
Brianna J Kearse
(607) 727-4774
Added: Jun 9
Changed: Aug 19
Last Checked: Aug 29 at 6:06PM
MLS# 336382
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 1930-built quadplex contains four residential units within 1,826 square feet on a 0.19-acre parcel. The basement apartment has been refreshed with paint, new flooring, updated appliances, and a remodeled bathroom. The first-floor residence also received new flooring and carpeting, fresh paint, kitchen water-line work, an appliance replacement, and bathroom improvements. The second-floor apartment remains unrenovated, while the separate rear apartment includes recent paint, a new refrigerator and toilet, and an instant water heater.
Property-wide work includes replacement gas lines throughout the building and extensive steam-pipe repairs. Additional features include public water service, hardwood flooring, clapboard construction, a carport, and an open patio. The property carries Multi zoning and is located in Johnson City, NY.
Property-wide work includes replacement gas lines throughout the building and extensive steam-pipe repairs. Additional features include public water service, hardwood flooring, clapboard construction, a carport, and an open patio. The property carries Multi zoning and is located in Johnson City, NY.
Key Highlights
- Four‑unit property totaling 1,826 square feet on 0.19 acres
- Multi zoning supports the property's multifamily configuration
- Basement unit updated with flooring, appliances, paint, and bathroom renovations
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
$16,316
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
8.59%
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%
$326,320
$326.3K
Cap Rate 7%
$233,086
$233.1K
Cap Rate 9%
$181,289
$181.3K
Market Conditions
NOI Build-Up for 1,826 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
$25.2K $13.80/SF
− Vacancy
−$1.9K −$1.04/SF
EGI
$23.3K $12.77/SF
− OpEx
−$7.0K −$3.83/SF
NOI
$16.3K $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%
$326,320
Cap Rate 7%
$233,086
Cap Rate 9%
$181,289
Alternative Uses
Best Use
Multifamily LT 5
$233.1K
$204.0K – $271.9K
NOI $16,316 @ 7.0% cap · market cap 8.59%
Second Best
Apartment 5plus
$217.3K
$190.2K – $253.5K
NOI $15,212 @ 7.0% cap · market cap 8.01%
Theoretical Best
Office A
$453.0K
$396.4K – $528.5K
NOI $31,711 @ 7.0% cap · market cap 16.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
634
Businesses Nearby
Explore this area
Business Placement
Demographics for 13790, NY
18,478
Population
9,585
Households
1.9
Avg Household Size
43
Median Age
29%
College-Educated
89%
High-School Grad
27.2 sq mi
ZIP Area
679
Density / Sq Mi
$54,764
Median Household Income
$37,360
Median Earnings
$985
Median Rent
$117,300
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?
Quadplex - Multi-zoned income property with renovated living areas, a separate rear apartment, and carport parking.
Where is this quadplex located?
The property is located at 163 Ackley Avenue Johnson City, NY.
What is the asking price?
The asking price for this property is $190,000.
What are key features of this property?
This property features: Four‑unit property totaling 1,826 square feet on 0.19 acres; Multi zoning supports the property's multifamily configuration; Basement unit updated with flooring, appliances, paint, and bathroom renovations
