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    Rebuilt Two-Unit Multifamily Home Title is generated by Realmo AI

    2013 Pleasant Avenue, Sylvan Beach, NY 13157

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    For Sale
    $339,900

    MULTI_FAMILY - Other - Sylvan Beach, NY

    Property size:
    1,896 SF
    Lot size:
    0.21 Acres
    Price / SF:
    $179/SF
    Added:
    Apr 27, 2026
    Days on Market:
    37
    Last Refresh:
    Jun 2 at 8:06 pm

    Property Features for 2013 Pleasant Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    3
    Bathrooms
    2
    Rooms
    Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 3, Bedroom 2
    Patio and Porch features
    Porch
    Interior features
    CeilingFans, CathedralCeilings, SlidingGlassDoors, BedroomOnMainLevel
    Exterior features
    PropaneTankOwned
    Appliances
    PropaneWaterHeater, TanklessWaterHeater
    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
    Electric (Heating), Ductless (Heating), Propane (Heating), Zoned, Baseboard, Hot Water(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
    Tile, Vinyl, Varies
    Building materials
    AtticCrawlHatchwaysInsulated, Stone, VinylSiding, CopperPlumbing
    Roof type
    Asphalt, Shingle, Rolled Hot Mop
    Architectural style
    Other

    We can help!

    Listing Contact
    Rocco DePerno

    Listing agent Rocco DePerno License #10301221628

    Listing office Coldwell Banker Faith Properties 2811 Genesee St, Utica, NY

    Listing date Apr 27, 2026

    MLS# S1676912 Listing URL

    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.

    HighLights

    • 2013 full renovation rebuild with new vinyl siding, windows, exterior doors, roof decking and sheathing, and 150‑amp main panel
    • High‑end Utica combi boiler with multiple heating zones plus mini‑splits for supplemental heat and air conditioning
    • Upstairs is a fully independent studio with its own entrance, full kitchen with gas stove, full bath, in‑unit laundry, and 100‑amp sub‑panel
    • Documented continuous 12+ months rental history for the studio
    • Two laundry setups and multiple exterior entrances; full PEX plumbing with new drain/waste/vent
    • Rear flex room received three new exterior doors, two new windows, and new roof decking and is intentionally left unfinished

    Overview

    2013 Pleasant Avenue was taken to the studs and rebuilt with new exterior and major systems throughout. Improvements include new vinyl siding over fresh sheathing, Tyvek HomeWrap, new windows and exterior doors, and new roof decking and sheathing. The property also features a new 150-amp main panel, full PEX plumbing with new drain/waste/vent, a high-end Utica combi boiler with multiple heating zones, mini-splits for supplemental heat and air conditioning, and Rockwool insulation between floors for sound and thermal performance. The first floor has a modern kitchen with quartz counters and two-tone cabinetry, a tiled Schluter Kerdi shower, and refreshed bedroom space, along with brand-new, never-used first-floor appliances.

    Upstairs is a fully independent studio with its own entrance, full kitchen with a gas stove, full bath, and in-unit washer/electric dryer served by a dedicated 100-amp sub-panel. The studio has been rented continuously for 12+ months with documented income history. The home also includes two laundry hookups and multiple exterior entrances, adding flexibility to day-to-day operations. A rear flex room was intentionally left unfinished, leaving options for storage, a three-season room, an office, a bonus room, or a potential second income unit.

    With dedicated electrical service for each unit, independent entrances, and a layout designed for adaptable use, the property suits buyers looking for a turn-key income asset in a lakeside resort setting. The blend of a stabilized rental floor and configurable space supports both straightforward ownership and future repositioning decisions.

    Local Financial Insights For Multifamily LT 5

    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 $26.2k $13.80
    − Vacancy −$1.6k −$0.86
    EGI $24.5k $12.94
    − OpEx −$7.4k −$3.88
    NOI $17.2k $9.06
    1,896 SF · lease $13.80/SF/yr · vacancy 6.24% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $245.3K
    $214.7K – $286.2K (±1% cap)
    NOI $17,172 @ 7.0% cap · market cap 5.05%
    Second Best
    Apartment 5plus
    $225.5K
    $197.3K – $263.1K (±1% cap)
    NOI $15,783 @ 7.0% cap · market cap 4.64%
    Theoretical Best
    Office A
    $499.6K
    $437.2K – $582.9K (±1% cap)
    NOI $34,974 @ 7.0% cap · market cap 10.29%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Restaurant Building Supply Spa & Massage Center Auto Repair Shop Hair Salon Nail Salon Auto Parts Store Department Store Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Sylvan Beach
    County
    Oneida
    State
    New York
    Longitude
    -75.727214
    Latitude
    43.207166

    FAQs

    What type of property is this?
    Duplex - Rebuilt from the studs with separate studio living space, offering documented rental income potential.
    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 $339,900.
    What are key features of this property?
    This property features: 2013 full renovation rebuild with new vinyl siding, windows, exterior doors, roof decking and sheathing, and 150‑amp main panel; High‑end Utica combi boiler with multiple heating zones plus mini‑splits for supplemental heat and air conditioning; Upstairs is a fully independent studio with its own entrance, full kitchen with gas stove, full bath, in‑unit laundry, and 100‑amp sub‑panel
    (315) 749-5676
    We can help!
    Listing Contact
    Rocco DePerno
    Real Estate License ID: 10301221628
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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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