Updated Two-Family
For Sale
$279,000
10 Reynolds Avenue, Oneonta, NY 13820
Two apartments feature updated kitchens, shared laundry facilities, and a rear parking area.
Property Size1,760 SF
Days on Market195
Property Features for 10 Reynolds Avenue
General Information
Standard status
Active
Size
1,760 SF
Property subtype
Duplex
Units
Unit Mix
2BR/1BA, 3BR/1BA
Multifamily Units
2
Amenities
shared laundry room
Electric
Gas
Forced Air
Electric Water Heater
Electricity Connected, Sewer Connected, Water Connected
Building Details
Building Size
1,760 SF
Year Built
1965
Buildings
1
Stories
2
Listing Agency:
Keller Williams Upstate NY Properties
(607) 376-2279
Listed By:
Stacey Camilleri · License #40CH1109154
(607) 376-2279
Source:
Kw
Added: Feb 16
Changed: Aug 29
Last Checked: Jul 17 at 11:31PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Upstate NY Properties
Investment Insights
Based on property information with market context.
This 1,760-square-foot duplex contains two distinct apartments with updated interiors and established rental use. The lower residence measures approximately 860 square feet and includes two bedrooms, one full bath with a walk-in tile shower, an open kitchen, dining, and living arrangement, plus updated appliances. The upper apartment measures approximately 900 square feet and provides three bedrooms, one full bath with a walk-in tile shower, and a full kitchen with Corian countertops and newer appliances.
The property includes three electric meters with 100-amp service, along with a shared utility and laundry room provided to tenants without charge. A shared driveway leads to parking behind the house. It is currently rented for the 2025/2026 school year and is located near downtown Oneonta and local colleges.
The property includes three electric meters with 100-amp service, along with a shared utility and laundry room provided to tenants without charge. A shared driveway leads to parking behind the house. It is currently rented for the 2025/2026 school year and is located near downtown Oneonta and local colleges.
Key Highlights
- 1,760‑square‑foot two‑family duplex built in 1965
- Lower apartment: approximately 860 sq ft, 2 bedrooms, and 1 full bath
- Upper apartment: approximately 900 sq ft, 3 bedrooms, and 1 full bath
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
$15,368
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
5.51%
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%
$307,360
$307.4K
Cap Rate 7%
$219,543
$219.5K
Cap Rate 9%
$170,756
$170.8K
Market Conditions
NOI Build-Up for 1,760 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
$23.2K $13.20/SF
− Vacancy
−$1.3K −$0.73/SF
EGI
$22.0K $12.47/SF
− OpEx
−$6.6K −$3.74/SF
NOI
$15.4K $8.73/SF
Area
Otsego County, NY
Vacancy
5.50%
Lease Rate
$13.20 /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%
$307,360
Cap Rate 7%
$219,543
Cap Rate 9%
$170,756
Alternative Uses
Best Use
Multifamily LT 5
$219.5K
$192.1K – $256.1K
NOI $15,368 @ 7.0% cap · market cap 5.51%
Second Best
Apartment 5plus
$204.9K
$179.3K – $239.1K
NOI $14,346 @ 7.0% cap · market cap 5.14%
Theoretical Best
Office A
$485.2K
$424.5K – $566.0K
NOI $33,961 @ 7.0% cap · market cap 12.17%
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
939
Businesses Nearby
Explore this area
Business Placement
Demographics for 13820, NY
21,605
Population
10,083
Households
2.1
Avg Household Size
30
Median Age
40%
College-Educated
91%
High-School Grad
107.3 sq mi
ZIP Area
201
Density / Sq Mi
$66,217
Median Household Income
$26,154
Median Earnings
$983
Median Rent
$176,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two apartments feature updated kitchens, shared laundry facilities, and a rear parking area.
Where is this duplex located?
The property is located at 10 Reynolds Avenue Oneonta, NY.
What is the asking price?
The asking price for this property is $279,000.
What are key features of this property?
This property features: 1,760‑square‑foot two‑family duplex built in 1965; Lower apartment: approximately 860 sq ft, 2 bedrooms, and 1 full bath; Upper apartment: approximately 900 sq ft, 3 bedrooms, and 1 full bath
