Duplex with Independent
For Sale
$324,900
2013 Pleasant Avenue, Sylvan Beach, NY 13157
MULTI_FAMILY - Other - Sylvan Beach, NY
Property Size1,896 SF
Lot Size0.21 Acres
Price / SF$171.36
Days on Market106
Property Features for 2013 Pleasant Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 2
Patio and Porch features
Porch
Interior features
CeilingFans, CathedralCeilings, SlidingGlassDoors, BedroomOnMainLevel
Exterior features
PropaneTankOwned
Appliances
PropaneWaterHeater, TanklessWaterHeater
Subdivision
Mcclanathans Camp Ground
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Camden
Middle school district
Camden
High school district
Camden
Standard status
Active
APN
306401-236-019-0002-005-000-0000
Size
1,896 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Annual Amount
4399
Utilities
Heating system
Ductless (Heating), Baseboard, Hot Water(Heating), Zoned, Electric (Heating), Propane (Heating)
Cooling system
Ductless, Zoned, Wall Unit(s)
Water source
Public
Building Details
Year built
1930
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Varies, Tile
Building materials
AtticCrawlHatchwaysInsulated, Stone, VinylSiding, CopperPlumbing
Roof type
Shingle, Asphalt, Rolled Hot Mop
Architectural style
Other
Listing Agency:
Coldwell Banker Faith Properties · Coldwell Banker Real Estate
(315) 735-2222
Listed By:
Rocco DePerno · License #10301221628
(315) 749-5676
Added: Apr 27
Changed: Aug 6
Last Checked: Aug 10 at 5:06PM
MLS# S1676912
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 duplex at 2013 Pleasant Avenue was rebuilt with flexibility in mind. The first-floor living area was taken to the studs and renovated with new vinyl siding over fresh sheathing, Tyvek HomeWrap, new windows and exterior doors, and updated roof components. Interior upgrades include full PEX plumbing with new drain/waste/vent and a high-end Utica combi boiler with multiple heating zones, supported by mini-splits for supplemental heating and cooling. Rockwool insulation between floors helps with sound and thermal performance.
The upstairs features a fully independent studio with its own entrance, a full kitchen with a gas stove, a full bath, and in-unit laundry with a washer and electric dryer. The studio has a documented rental history of continuous tenancy for 12+ months. Electrical service includes a new 150-amp main panel and a dedicated 100-amp sub-panel for the studio, plus two laundry hookups and multiple exterior entrances.
A rear flex room received new exterior doors, two new windows, and new roof decking and was intentionally left unfinished for the next owner to use as storage, a three-season room, an office, a bonus room, or potentially adapt to a second income unit. Built in 1930, the property sits on 0.2066 acres with public water.
The upstairs features a fully independent studio with its own entrance, a full kitchen with a gas stove, a full bath, and in-unit laundry with a washer and electric dryer. The studio has a documented rental history of continuous tenancy for 12+ months. Electrical service includes a new 150-amp main panel and a dedicated 100-amp sub-panel for the studio, plus two laundry hookups and multiple exterior entrances.
A rear flex room received new exterior doors, two new windows, and new roof decking and was intentionally left unfinished for the next owner to use as storage, a three-season room, an office, a bonus room, or potentially adapt to a second income unit. Built in 1930, the property sits on 0.2066 acres with public water.
Key Highlights
- 0.2066‑acre duplex with 1,896 SF of building area
- Upstairs fully independent studio with its own entrance
- Documented continuous rental for 12+ months
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
$17,172
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
5.29%
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%
$343,440
$343.4K
Cap Rate 7%
$245,314
$245.3K
Cap Rate 9%
$190,800
$190.8K
Market Conditions
NOI Build-Up for 1,896 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
$26.2K $13.80/SF
− Vacancy
−$1.6K −$0.86/SF
EGI
$24.5K $12.94/SF
− OpEx
−$7.4K −$3.88/SF
NOI
$17.2K $9.06/SF
Area
Oneida County, NY
Vacancy
6.24%
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%
$343,440
Cap Rate 7%
$245,314
Cap Rate 9%
$190,800
Alternative Uses
Best Use
Multifamily LT 5
$245.3K
$214.7K – $286.2K
NOI $17,172 @ 7.0% cap · market cap 5.29%
Second Best
Apartment 5plus
$225.5K
$197.3K – $263.1K
NOI $15,783 @ 7.0% cap · market cap 4.86%
Theoretical Best
Office A
$499.6K
$437.2K – $582.9K
NOI $34,974 @ 7.0% cap · market cap 10.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
107
Businesses Nearby
Explore this area
Business Placement
Demographics for 13157, NY
570
Population
671
Households
0.8
Avg Household Size
57
Median Age
25%
College-Educated
93%
High-School Grad
0.4 sq mi
ZIP Area
1,425
Density / Sq Mi
$53,125
Median Household Income
$59,063
Median Earnings
$969
Median Rent
$114,200
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 - Rebuilt duplex with a fully independent upstairs studio, multiple exterior entrances, and updated electrical and plumbing throughout.
Where is this duplex located?
The property is located at 2013 Pleasant Avenue Sylvan Beach, NY.
What is the asking price?
The asking price for this property is $324,900.
What are key features of this property?
This property features: 0.2066‑acre duplex with 1,896 SF of building area; Upstairs fully independent studio with its own entrance; Documented continuous rental for 12+ months
