Renovated Duplex with Paved
For Sale
$279,900
101 Dillaye Ave Unit 3, Syracuse, NY 13206
Fully occupied two-family property with updated building systems and a fenced grassy yard.
Property Size2,012 SF
Price / SF$139.12
Days on Market27
Property Features for 101 Dillaye Ave Unit 3
General Information
Standard status
Active
Size
2,012 SF
Total Parking Spaces
5
Property subtype
Multi-Family
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Multifamily Units
2
Amenities
yard
privacy fence
deck
Building Details
Year Built
1890
Listing Agency:
Candy Costa Real Estate LLC
(315) 505-6609
Listed By:
Christina Dischiave · License #10401345577
Source:
Skinnercnyrealty
Added: Aug 6
Changed: Aug 30
Last Checked: Aug 31 at 7:03PM
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 Candy Costa Real Estate LLC
Investment Insights
Based on property information with market context.
This duplex contains 2,012 SF and was comprehensively renovated with a new roof, kitchens, bathrooms, flooring, plumbing, electrical, decks, windows, interior finishes, and mechanical systems. The property was built in 1890 and has been maintained during occupancy by the owner and tenants.
The home includes a grassy yard enclosed by a privacy fence and a five-car paved parking area. It is situated on a quiet street at 101 Dillaye Ave Unit 3 in Syracuse, with access to the highway and downtown Syracuse. The property is fully occupied by long-term tenants who want to remain, and showings require an approved appointment.
The home includes a grassy yard enclosed by a privacy fence and a five-car paved parking area. It is situated on a quiet street at 101 Dillaye Ave Unit 3 in Syracuse, with access to the highway and downtown Syracuse. The property is fully occupied by long-term tenants who want to remain, and showings require an approved appointment.
Key Highlights
- 2,012 SF duplex built in 1890
- Renovated roof, kitchens, bathrooms, flooring, plumbing, electrical, windows, decks, and mechanicals
- Fully occupied by long‑term tenants who want to remain
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
$21,408
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
7.65%
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%
$428,160
$428.2K
Cap Rate 7%
$305,829
$305.8K
Cap Rate 9%
$237,867
$237.9K
Market Conditions
NOI Build-Up for 2,012 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
$32.6K $16.20/SF
− Vacancy
−$2.0K −$1.00/SF
EGI
$30.6K $15.20/SF
− OpEx
−$9.2K −$4.56/SF
NOI
$21.4K $10.64/SF
Area
Syracuse, NY
Vacancy
6.17%
Lease Rate
$16.20 /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%
$428,160
Cap Rate 7%
$305,829
Cap Rate 9%
$237,867
Alternative Uses
Best Use
Multifamily LT 5
$305.8K
$267.6K – $356.8K
NOI $21,408 @ 7.0% cap · market cap 7.65%
Second Best
Apartment 5plus
$271.4K
$237.5K – $316.6K
NOI $18,997 @ 7.0% cap · market cap 6.79%
Theoretical Best
Office A
$349.7K
$306.0K – $407.9K
NOI $24,476 @ 7.0% cap · market cap 8.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
598
Businesses Nearby
Explore this area
Business Placement
Demographics for 13206, NY
16,599
Population
8,460
Households
2
Avg Household Size
38
Median Age
27%
College-Educated
90%
High-School Grad
4.1 sq mi
ZIP Area
4,049
Density / Sq Mi
$60,314
Median Household Income
$40,429
Median Earnings
$952
Median Rent
$130,300
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 - Fully occupied two-family property with updated building systems and a fenced grassy yard.
Where is this duplex located?
The property is located at 101 Dillaye Ave Unit 3 Syracuse, NY.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: 2,012 SF duplex built in 1890; Renovated roof, kitchens, bathrooms, flooring, plumbing, electrical, windows, decks, and mechanicals; Fully occupied by long‑term tenants who want to remain
