Three-Unit Brick
For Sale
Under Contract
$375,000
5836-5840 Glendora Road, Cicero, NY 13039
Residential, Cicero, NY
Property Size3,248 SF
Lot Size0.37 Acres
Price / SF$115.46
Days on Market23
Property Features for 5836-5840 Glendora Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential Multi Use
Bedrooms
9
Bathrooms
6
Full bathrooms
3
Half bathrooms
3
Rooms
Bedroom 2, Bathroom 3, Basement, Bedroom 1, Bedroom 3, Bedroom 8, Bathroom 4, Bedroom 9, Bathroom 6, Bedroom 7, Bathroom 2, Bathroom 1, Bathroom 5, Bedroom 5, Bedroom 6, Bedroom 4
Interior features
CeilingFans
Appliances
ElectricWaterHeater, GasWaterHeater
Subdivision
Glendora Park
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
High school
Cicero-North Syracuse High
Elementary school district
North Syracuse
Middle school district
North Syracuse
High school district
North Syracuse
Directions
Take Rt 11 / Brewerton Rd in Cicero to Glendora
Standard status
Active Under Contract
APN
312289-049-000-0003-062-000-0000
Size
3,248 SF
Lot size
0.37 Acres
Taxes and HOA fees
Tax Annual Amount
8303
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1970
Floors in Building
2
Number of units
3
Flooring type
Vinyl, Varies, Carpet
Building materials
Brick, VinylSiding
Roof type
Shingle
Listing Agency:
Candy Costa Real Estate LLC
(315) 505-6609
Listed By:
Candy Costa · License #10491209117
(315) 447-0668
Added: Aug 24
Changed: Sep 12
Last Checked: Sep 15 at 2:06AM
MLS# S1709150
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 3,248-square-foot triplex contains three residential units, with each offering three bedrooms, one-and-a-half bathrooms, and generous living space. The full basement adds laundry facilities and storage. Brick and vinyl siding comprise the exterior, while natural-gas forced-air heating, a shingle roof, public water, and a mix of carpet and vinyl flooring support the property’s basic infrastructure. Built in 1970, the building also includes ceiling fans and electric and gas water heaters.
The property occupies 0.3695 acres at 5836-5840 Glendora Road in Cicero, Onondaga County. It is positioned minutes from the Micron chip plant and near major highways, shopping, dining, Oneida Lake, and everyday amenities. The three-unit configuration provides a defined residential income property format with shared basement utility and storage areas.
The property occupies 0.3695 acres at 5836-5840 Glendora Road in Cicero, Onondaga County. It is positioned minutes from the Micron chip plant and near major highways, shopping, dining, Oneida Lake, and everyday amenities. The three-unit configuration provides a defined residential income property format with shared basement utility and storage areas.
Key Highlights
- Three‑unit triplex with 3,248 square feet of building area
- Each unit includes 3 bedrooms and 1.5 baths
- Full basement provides laundry facilities and additional storage
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
$30,666
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
8.18%
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%
$613,320
$613.3K
Cap Rate 7%
$438,086
$438.1K
Cap Rate 9%
$340,733
$340.7K
Market Conditions
NOI Build-Up for 3,248 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
$59.6K $18.36/SF
− Vacancy
−$3.9K −$1.19/SF
EGI
$55.8K $17.17/SF
− OpEx
−$25.1K −$7.72/SF
NOI
$30.7K $9.44/SF
Area
Onondaga County, NY
Vacancy
6.50%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
45.00%
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%
$613,320
Cap Rate 7%
$438,086
Cap Rate 9%
$340,733
Alternative Uses
Best Use
Multifamily LT 5
$493.7K
$432.0K – $576.0K
NOI $34,560 @ 7.0% cap · market cap 9.22%
Second Best
Apartment 5plus
$438.1K
$383.3K – $511.1K
NOI $30,666 @ 7.0% cap · market cap 8.18%
Theoretical Best
Office A
$564.5K
$493.9K – $658.5K
NOI $39,512 @ 7.0% cap · market cap 10.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
310
Businesses Nearby
Explore this area
Business Placement
Demographics for 13039, NY
17,485
Population
7,241
Households
2.4
Avg Household Size
44
Median Age
38%
College-Educated
96%
High-School Grad
23.6 sq mi
ZIP Area
741
Density / Sq Mi
$108,694
Median Household Income
$55,445
Median Earnings
$1,055
Median Rent
$228,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Each residence provides three bedrooms, one-and-a-half baths, spacious living areas, and access to shared basement storage and laundry.
Where is this triplex located?
The property is located at 5836-5840 Glendora Road Cicero, NY.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Three‑unit triplex with 3,248 square feet of building area; Each unit includes 3 bedrooms and 1.5 baths; Full basement provides laundry facilities and additional storage
