Tenant-Occupied Duplex
345 Brainard Street Watertown, NY 13601
For Sale
$249,000
MULTI_FAMILY - Watertown, NY
Property Size2,356 SF
Lot Size0.16 Acres
Price / SF$105.69
Days on Market52
Property Features for 345 Brainard Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
4
Rooms
Bathroom 2, Bedroom 2, Basement, Bathroom 1, Bedroom 1, Bathroom 4, Bathroom 3, Bedroom 3, Bedroom 4
Parking features
Garage
Patio and Porch features
Porch
Appliances
GasWaterHeater
Standard status
Active
APN
221800-011-000-0010-103-000-0000
Size
2,356 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Annual Amount
3049
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1920
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Laminate, Varies, Carpet
Building materials
VinylSiding, PexPlumbing
Roof type
Metal, Rolled Hot Mop
Listing Agency:
Berkshire Hathaway HomeServices CNY Realty Watn
(315) 232-7355
Listed By:
Aaron Naklick · License #10401373314
(315) 778-1717
Added: Jun 9
Changed: Jul 25
Last Checked: Jul 30 at 3:06AM
MLS# S1689362
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 well maintained duplex in Watertown offers two separate units, each with 2 bedrooms and 1.5 bathrooms. Both units include in-unit laundry, and separate utilities are in place. Off-street parking is provided for both units, along with a detached garage.
The property is located on Brainard Street in Watertown, near Thompson Park, the Watertown Golf Club, downtown dining and shopping, local schools, and Fort Drum.
Recent improvements include a new roof, multiple replacement windows, and fresh paint. The duplex is currently tenant occupied and generates annual gross rental income of $24,000.
The property is located on Brainard Street in Watertown, near Thompson Park, the Watertown Golf Club, downtown dining and shopping, local schools, and Fort Drum.
Recent improvements include a new roof, multiple replacement windows, and fresh paint. The duplex is currently tenant occupied and generates annual gross rental income of $24,000.
Key Highlights
- Duplex on Brainard Street in Watertown, built in 1920
- Each unit offers 2 bedrooms and 1.5 bathrooms, with in‑unit laundry
- Currently tenant occupied, generating $24,000 in annual gross rental income
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 | $29.7k | $12.60 |
| − Vacancy | −$2.0k | −$0.84 |
| EGI | $27.7k | $11.76 |
| − OpEx | −$8.3k | −$3.53 |
| NOI | $19.4k | $8.23 |
2,356 SF · lease $12.60/SF/yr · vacancy 6.65% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$277.1K
$242.5K – $323.3K
NOI $19,398 @ 7.0% cap · market cap 7.79%
Second Best
Apartment 5plus
$247.9K
$216.9K – $289.2K
NOI $17,353 @ 7.0% cap · market cap 6.97%
Theoretical Best
Office A
$649.4K
$568.3K – $757.7K
NOI $45,461 @ 7.0% cap · market cap 18.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Duplex - Watertown duplex with two 2-bedroom units, in-unit laundry, separate utilities, and off-street parking.
Where is this duplex located?
The property is located at 345 Brainard Street Watertown, NY.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: Duplex on Brainard Street in Watertown, built in 1920; Each unit offers 2 bedrooms and 1.5 bathrooms, with in‑unit laundry; Currently tenant occupied, generating $24,000 in annual gross rental income
