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    2850 State Highway 11B Nicholville, NY 12965

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    Claim this Listing
    New
    For Sale
    $279,000

    MULTI-FAMILY, 2 Story - Nicholville, NY

    Type:Multi Family
    Property size:
    2,700 SF
    Price / SF:
    $103/SF
    Added:
    Apr 28, 2026
    Days on Market:
    3
    Last Refresh:
    Apr 30 at 12:06 pm

    Property Features for 2850 State Highway 11B

    General Information

    Property type
    Residential
    Property subtype
    Multi Family
    Bedrooms
    4
    Bathrooms
    4
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Kitchen
    Parking features
    Driveway, Garage, Garage - Detached, Paved or Surfaced
    Patio and Porch features
    Patio, Porch
    Interior features
    Breakfast Bar, Built-in Features, Ceiling Fan(s), Kitchen Isle, Modern Kitchen, Natural Wood, Open Floor Plan, Pantry, Window Treatments
    Exterior features
    Covered Porch, Patio, Partially Fenced
    Fencing
    Fenced, Partial
    Fireplace
    1
    Appliances
    Dishwasher, Dryer, Microwave, Range, Refrigerator, Washer
    Standard status
    Active
    APN
    67.035-4-14
    Size
    2,700 SF

    Taxes and HOA fees

    Tax Annual Amount
    5282

    Utilities

    Heating system
    Fireplace(s), Forced Air, Natural Gas, Propane (Heating)

    Building Details

    Year built
    1825
    Floors in Building
    2
    Flooring type
    Vinyl
    Building materials
    Wood Siding
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Lori Snyder

    Listing agent Lori Snyder License #10401261319

    Listing office Trego Realty Group, LLC 162 Main Street, Suite 2, Massena, NY

    Listing date Apr 28, 2026

    MLS# 52648 Listing URL

    Copyright © 2026 St. Lawrence Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Modern Farmhouse Duplex Near Park

    Located across from the park in Hopkinton, NY, this duplex was rebuilt in 2022 from a shell into a bright and comfortable living space with a modern farmhouse aesthetic. The property features two units, each with 2 bedrooms and 1 1/2 bathrooms. The structure was updated with new insulation, electrical systems, PEX plumbing, windows, doors, wood siding, and a metal roof. One kitchen features wood cabinets, while the other has refinished cabinets and a white subway tile backsplash. Both units have new bathrooms, appliances, drywall, and luxury vinyl tile flooring. Custom-designed stairways add a unique touch. The foundation was also rehabbed with spray foam insulation applied to all walls. A new 2-car garage was added. The perimeter was professionally landscaped, and a new lawn was created. The layout of each side is similar, with an open-concept first floor including a kitchen, living room, dining area, 1/2 bath with laundry, a mudroom, and storage. The second floors have two bedrooms with closet space and full bathrooms. The owner's side includes a propane fireplace in the living room and a walk-up attic for storage. Both sides have separate entrances and back entrances through their mudrooms, plus a finished storage area accessible from the back. A patio area sits between the house and garage, along with a fenced area and yard space. The property has two furnaces, two electric water heaters, and two power entrances. The propane can be separated with the installation of a second regulator. It is located in the Parishville-Hopkinton School District, 15-20 minutes from Potsdam or Malone NY, and 30 minutes from Massena. The property is 2700 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Auto Repair Shop Department Store Food Market Garden Center Grocery & Convenience Store Grocery & Convenience Store Bakery

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

    Location Insight

    • Map
    • Local Demand
    City
    Nicholville
    County
    St. Lawrence
    State
    New York
    Longitude
    -74.70279
    Latitude
    44.689785

    FAQs

    What type of property is this?
    Duplex - Completely renovated duplex with modern farmhouse design and income potential.
    Where is this duplex located?
    The property is located at 2850 State Highway 11B Nicholville, NY.
    What is the asking price?
    The asking price for this property is $279,000.
    What are key features of this property?
    This property features: Completely renovated in 2022, featuring new insulation, electrical, PEX plumbing, windows, doors, wood siding, and metal roof.; Duplex layout offers flexibility for rental income (Airbnb ready) or multi‑generational living.; Includes a new 2‑car garage and professionally landscaped yard with new lawn.
    (315) 244-3967
    We can help!
    Listing Contact
    Lori Snyder
    Real Estate License ID: 10401261319
    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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