Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Updated Duplex with Separate Utilities Title is generated by Realmo AI

    309-11 Sam Street, Rome, NY 13440

    View on Map
    Claim this Listing
    For Sale
    Under Contract
    $179,900

    MULTI_FAMILY - Other - Rome, NY

    Property size:
    1,704 SF
    Lot size:
    0.29 Acres
    Price / SF:
    $105/SF
    Added:
    Dec 20, 2025
    Days on Market:
    161
    Last Refresh:
    May 30 at 6:06 am

    Property Features for 309-11 Sam Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    4
    Bathrooms
    2
    Rooms
    Bathroom 2, Bedroom 3, Bathroom 1, Bedroom 2, Bedroom 4, Bedroom 1
    Patio and Porch features
    Deck
    Exterior features
    Deck, FullyFenced
    Fencing
    Fenced
    Appliances
    GasWaterHeater
    Standard status
    Active Under Contract
    APN
    301301-242-006-0001-075-000-0000
    Size
    1,704 SF
    Lot size
    0.29 Acres

    Taxes and HOA fees

    Tax Annual Amount
    5530

    Utilities

    Heating system
    Forced Air, Natural Gas
    Water source
    Public

    Building Details

    Year built
    1965
    Floors in Building
    1
    Number of units
    2
    Flooring type
    Hardwood, Carpet, Laminate, Varies
    Building materials
    SprayFoamInsulation, VinylSiding, WoodSiding
    Roof type
    Shingle, Asphalt
    Architectural style
    Other

    We can help!

    Listing Contact
    Martin C. Bell

    Listing agent Martin C. Bell License #40BE1090095

    Listing office Assist2Sell Buyers & Sellers 1st Choice 2704 Genesee St, Utica, NY

    Listing date Dec 20, 2025

    MLS# S1654721 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

    • Two‑family duplex: Ideal for owner‑occupiers or investors.
    • Separate utilities for each unit.
    • New, efficient gas furnace installed in 2021.
    • Each unit includes 2 bedrooms, bath, living room, eat‑in kitchen, and laundry hookups.
    • Includes a useful 16x20 shed.
    • Exterior features include a deck and fully fenced yard.

    Overview

    This two-family side-by-side duplex presents an opportunity for investors or owner-occupiers. Each unit features 2 bedrooms, a bathroom, a living room, an eat-in kitchen, and laundry hookups. Updates include a new gas efficiency furnace installed in 2021. The property includes separate utilities for each unit. A 16x20 shed is also included. The lot size is 0.29 acres, and the property size is 1704 square feet.

    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 $23.5k $13.80
    − Vacancy −$1.5k −$0.86
    EGI $22.0k $12.94
    − OpEx −$6.6k −$3.88
    NOI $15.4k $9.06
    1,704 SF · lease $13.80/SF/yr · vacancy 6.24% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $220.5K
    $192.9K – $257.2K (±1% cap)
    NOI $15,433 @ 7.0% cap · market cap 8.58%
    Second Best
    Apartment 5plus
    $202.6K
    $177.3K – $236.4K (±1% cap)
    NOI $14,185 @ 7.0% cap · market cap 7.88%
    Theoretical Best
    Office A
    $449.0K
    $392.9K – $523.9K (±1% cap)
    NOI $31,433 @ 7.0% cap · market cap 17.47%
    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 Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Rome
    County
    Oneida
    State
    New York
    Longitude
    -75.468405
    Latitude
    43.220411

    Nearby Similar for Sale

    • $85,000
      2,500 SF

      Commercial Pole Barn in Rome

      2,500 sq ft commercial pole barn on half-acre lot.
      312 S James Street, Rome, NY 13440
      View Details
    • $419,000
      4,500 SF

      Renovated Commercial Property For Sale

      Turnkey commercial space suitable for automotive or other ventures.
      720 W Dominick St, Rome, NY 13440
      View Details
    • $169,900
      2,028 SF

      Renovated Two-Family Home Opportunity

      Extensively renovated two-family home, move-in ready with income potential.
      115 Ridge Street, Rome, NY 13440
      View Details
    • $190,000
      3,094 SF

      Three-Unit Multifamily Investment Opportunity

      Three-unit multifamily property, ideal for investors. All units leased.
      126 Turin Street, Rome, NY 13440
      View Details
    • $284,900
      2,870 SF

      Rome, NY Multifamily Property

      Multifamily property in Rome, NY with 2870 square feet.
      821 Floyd Avenue, Rome, NY 13440
      View Details
    • $79,900
      2,336 SF

      Two-Family Home with Rental Potential

      Two-unit property with yard, garage, and convenient location.
      409 S James Street, Rome, NY 13440
      View Details
    • $119,900
      1,561 SF

      Two-Unit Multifamily on Triple Lot

      Two-unit multifamily property on a large lot with detached garage.
      709 S James Street, Rome, NY 13440
      View Details
    • $110,000
      4,333 SF

      Mixed-Use Building in Rome, NY

      Mixed-use building featuring retail and office space in Rome, NY.
      915-917 E Dominick Street, Rome, NY 13440
      View Details
    • $259,000
      3,181 SF

      Remodeled Income-Producing Three-Family Property

      Fully remodeled three-family property in Rome, NY, ready for occupancy.
      114 W Embargo, Rome, NY 13440
      View Details
    • $749,000
      20,647 SF

      Mixed-Use Property in Rome, NY

      Centrally located mixed-use property with loading docks and drive-in door.
      200 Ridge St, Rome, NY 13440
      View Details
    • $144,900
      2,080 SF

      Rome, NY Two-Family Investment Property

      Well-maintained two-family property with strong rental potential and separate utilities.
      406 S George Street, Rome, NY 13440
      View Details
    • $329,000
      5,280 SF

      Multifamily Property in Rome, NY

      Multifamily buildings suitable for investors in Rome, NY.
      601-603 N WASHINGTON, Rome, NY 13440
      View Details

    FAQs

    What type of property is this?
    Duplex - Two-family duplex with updates, separate utilities, and investment potential.
    Where is this duplex located?
    The property is located at 309-11 Sam Street Rome, NY.
    What is the asking price?
    The asking price for this property is $179,900.
    What are key features of this property?
    This property features: Two‑family duplex: Ideal for owner‑occupiers or investors.; Separate utilities for each unit.; New, efficient gas furnace installed in 2021.
    (315) 794-6090
    We can help!
    Listing Contact
    Martin C. Bell
    Real Estate License ID: 40BE1090095
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    309-11 Sam Street, Rome, NY 13440
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!