Updated Two-Family
New
For Sale
$279,000
10 Reynolds Avenue, Oneonta, NY 13820
Residential, Oneonta, NY
Property Size1,760 SF
Lot Size0.16 Acres
Price / SF$158.52
Days on Market2
Property Features for 10 Reynolds Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 1, Basement, Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 5
Appliances
ElectricWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Oneonta
Middle school district
Oneonta
High school district
Oneonta
Subdivision
Oneonta-City-361200
Standard status
Active
APN
300.5-3-22
Size
1,760 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Annual Amount
4863
Utilities
Heating system
Electric (Heating), Natural Gas, Forced Air
Water source
Public
Amenities
shared utility/laundry room
Building Details
Year built
1965
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Varies
Building materials
Stone
Architectural style
Other
Listing Agency:
Keller Williams Upstate NY Properties · Keller Williams Realty
(607) 431-2540
Listed By:
Stacey L. Camilleri · License #40CH1109154
(607) 376-2279
Added: Aug 21
Last Checked: Aug 22 at 10:06AM
MLS# R1706963
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 1,760-square-foot duplex, built in 1965, contains two residential units with distinct layouts. The lower apartment measures approximately 860 square feet and includes two bedrooms, one full bathroom with a walk-in tile shower, an open kitchen, dining, and living arrangement, plus updated appliances. The approximately 900-square-foot upper apartment provides three bedrooms, one full bathroom with a walk-in tile shower, a full kitchen with Corian countertops and newer appliances, and a living room with an adjoining dining area.
The property occupies 0.16 acres at 10 Reynolds Avenue in Oneonta, with a shared driveway and parking area behind the house. A common utility and laundry room is available to tenants without an added charge. Three electric meters serve the property, each with 100-amp service. Public water, natural gas, forced-air heating, stone construction, and varied vinyl flooring are also present. Both units are currently rented for the 2025/2026 school year, and the property is near downtown and local colleges.
The property occupies 0.16 acres at 10 Reynolds Avenue in Oneonta, with a shared driveway and parking area behind the house. A common utility and laundry room is available to tenants without an added charge. Three electric meters serve the property, each with 100-amp service. Public water, natural gas, forced-air heating, stone construction, and varied vinyl flooring are also present. Both units are currently rented for the 2025/2026 school year, and the property is near downtown and local colleges.
Key Highlights
- Two‑unit duplex with 1,760 square feet on 0.16 acres
- Lower unit: approximately 860 square feet, 2 bedrooms, and 1 full bathroom
- Upper unit: approximately 900 square feet, 3 bedrooms, and 1 full bathroom
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
Yes
Utilities to site
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two rental units offer separate kitchens, shared laundry, rear parking, and documented occupancy for the 2025/2026 school year.
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: Two‑unit duplex with 1,760 square feet on 0.16 acres; Lower unit: approximately 860 square feet, 2 bedrooms, and 1 full bathroom; Upper unit: approximately 900 square feet, 3 bedrooms, and 1 full bathroom
