Two-Unit Ranch
For Sale
$269,000
6050 Shed Road, Rome, NY 13440
Residential, Rome, NY
Property Size1,584 SF
Lot Size0.48 Acres
Price / SF$169.82
Days on Market58
Property Features for 6050 Shed Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bedroom 2, Bathroom 1, Bedroom 4, Bathroom 2, Bedroom 1, Bedroom 3
Patio and Porch features
Deck
Interior features
CeilingFans
Exterior features
Deck
Appliances
ElectricWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Westmoreland
Middle school district
Westmoreland
High school district
Westmoreland
Subdivision
Westmoreland-306800
Standard status
Active
APN
306800-273-000-0001-087-000-0000
Size
1,584 SF
Lot size
0.48 Acres
Taxes and HOA fees
Tax Annual Amount
3531
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Forced Air
Water source
Well
Building Details
Year built
1960
Floors in Building
1
Number of units
2
Flooring type
Carpet, Varies, Laminate
Building materials
VinylSiding
Roof type
Asphalt
Listing Agency:
Pondras Homes & Hearth Realty LLC
(315) 853-7251
Listed By:
Michael S. Rahn · License #10401256732
(315) 796-6408
Added: Jul 20
Changed: Sep 12
Last Checked: Sep 15 at 6:06AM
MLS# S1699830
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 1,584-square-foot duplex, built in 1960, contains two ranch-style units with two bedrooms and one bathroom on each side. The property is currently occupied by two tenants and may also be adapted into a single-family residence. Interior features include ceiling fans, varied flooring with carpet and laminate, electric water heating, and forced-air natural gas heat. Vinyl siding, an asphalt roof, and a deck complete the exterior improvements.
Set on 0.4751 acres in Rome, the property is located within the Westmoreland School District. Water is supplied by a private well and wastewater is handled by a septic tank. The residence also includes a basement and two bathrooms overall.
Set on 0.4751 acres in Rome, the property is located within the Westmoreland School District. Water is supplied by a private well and wastewater is handled by a septic tank. The residence also includes a basement and two bathrooms overall.
Key Highlights
- 1,584‑square‑foot duplex on 0.4751 acres
- Two units, each with 2 bedrooms and 1 bathroom
- Built in 1960 with vinyl siding and an asphalt roof
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
$14,347
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
5.33%
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%
$286,940
$286.9K
Cap Rate 7%
$204,957
$205.0K
Cap Rate 9%
$159,411
$159.4K
Market Conditions
NOI Build-Up for 1,584 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
$21.9K $13.80/SF
− Vacancy
−$1.4K −$0.86/SF
EGI
$20.5K $12.94/SF
− OpEx
−$6.1K −$3.88/SF
NOI
$14.3K $9.06/SF
Area
Oneida County, NY
Vacancy
6.24%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
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%
$286,940
Cap Rate 7%
$204,957
Cap Rate 9%
$159,411
Alternative Uses
Best Use
Multifamily LT 5
$205.0K
$179.3K – $239.1K
NOI $14,347 @ 7.0% cap · market cap 5.33%
Second Best
Apartment 5plus
$188.4K
$164.8K – $219.8K
NOI $13,186 @ 7.0% cap · market cap 4.90%
Theoretical Best
Office A
$417.4K
$365.2K – $487.0K
NOI $29,219 @ 7.0% cap · market cap 10.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Explore this area
Business Placement
Demographics for 13440, NY
41,024
Population
19,286
Households
2.1
Avg Household Size
42
Median Age
23%
College-Educated
88%
High-School Grad
116.5 sq mi
ZIP Area
352
Density / Sq Mi
$65,497
Median Household Income
$43,747
Median Earnings
$863
Median Rent
$155,800
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two-bedroom layouts, one-bath arrangements, and a deck support flexible residential use.
Where is this duplex located?
The property is located at 6050 Shed Road Rome, NY.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: 1,584‑square‑foot duplex on 0.4751 acres; Two units, each with 2 bedrooms and 1 bathroom; Built in 1960 with vinyl siding and an asphalt roof
