Duplex with Private
For Sale
$199,900
928 Windsor Drive, Endicott, NY 13760
MultiFamily, Duplex, ENDICOTT, NY
Property Size2,040 SF
Lot Size0.15 Acres
Price / SF$97.99
Days on Market38
Property Features for 928 Windsor Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
220 2-family res
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 1, Bedroom 5, Bedroom 6, Bathroom 1, Bedroom 4, Basement, Bathroom 2, Bedroom 2
Patio and Porch features
Deck
Exterior features
DECK OPEN, SHED, STORM DOORS, STORM WINDOWS
Appliances
RANGE/STOVE, REFRIGERATOR
Lot features
G E N E R A L L Y L E V E L
Elementary school
Ann G. McGuinness
Elementary school district
Union Endicott
Middle school district
Union Endicott
High school district
Union Endicott
Directions
Route 26 to Carl to Windsor. (dead end street)
Subdivision
Area 05
Standard status
Active
APN
034689-140-020-0005-037-000-0000
Size
2,040 SF
Lot size
0.15 Acres
Utilities
Heating system
Forced Air
Cooling system
Ceiling Fan(s)
Water source
Public
Amenities
private porch
storage shed
Building Details
Year built
1930
Number of units
2
Flooring type
Tile
Building materials
Stucco
Architectural style
Other
Listing Agency:
KELLER WILLIAMS REALTY GREATER BINGHAMTON
(607) 722-0722
Listed By:
Erin C. Whited
(607) 727-5609
Added: Jul 23
Changed: Aug 19
Last Checked: Aug 29 at 3:06PM
MLS# 337131
Copyright © 2026 Greater Binghamton Association of Realtor. 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 2,040-square-foot duplex contains two three-bedroom, one-bath units within a 1930-built two-family residence. Each apartment includes a private porch, while separate utilities support distinct unit operations. The property also provides a storage shed, storm doors, storm windows, tile flooring, forced-air heating, ceiling fans, and public water service.
The 0.146-acre parcel is located at 928 Windsor Drive in Endicott, New York, within Broome County. The property is designated for 2-family residential use and includes range/stove and refrigerator appliances. A roof replacement was completed in 2018.
The 0.146-acre parcel is located at 928 Windsor Drive in Endicott, New York, within Broome County. The property is designated for 2-family residential use and includes range/stove and refrigerator appliances. A roof replacement was completed in 2018.
Key Highlights
- Two 3‑bedroom, 1‑bath units within a 2,040‑square‑foot duplex
- Separate utilities for each residential unit
- Private porch provided for both units
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
$18,228
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
9.12%
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%
$364,560
$364.6K
Cap Rate 7%
$260,400
$260.4K
Cap Rate 9%
$202,533
$202.5K
Market Conditions
NOI Build-Up for 2,040 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
$28.2K $13.80/SF
− Vacancy
−$2.1K −$1.04/SF
EGI
$26.0K $12.77/SF
− OpEx
−$7.8K −$3.83/SF
NOI
$18.2K $8.94/SF
Area
Broome County, NY
Vacancy
7.50%
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%
$364,560
Cap Rate 7%
$260,400
Cap Rate 9%
$202,533
Alternative Uses
Best Use
Multifamily LT 5
$260.4K
$227.9K – $303.8K
NOI $18,228 @ 7.0% cap · market cap 9.12%
Second Best
Apartment 5plus
$242.8K
$212.4K – $283.3K
NOI $16,995 @ 7.0% cap · market cap 8.50%
Theoretical Best
Office A
$506.1K
$442.8K – $590.5K
NOI $35,427 @ 7.0% cap · market cap 17.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
116
Businesses Nearby
Explore this area
Business Placement
Demographics for 13760, NY
44,153
Population
20,988
Households
2.1
Avg Household Size
44
Median Age
34%
College-Educated
93%
High-School Grad
49.3 sq mi
ZIP Area
896
Density / Sq Mi
$63,242
Median Household Income
$41,939
Median Earnings
$883
Median Rent
$150,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two three-bedroom units offer separate utilities, outdoor space, and a storage shed in a two-family residential property.
Where is this duplex located?
The property is located at 928 Windsor Drive Endicott, NY.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: Two 3‑bedroom, 1‑bath units within a 2,040‑square‑foot duplex; Separate utilities for each residential unit; Private porch provided for both units
