Renovated Duplex with Paved
For Sale
Under Contract
$269,900
101 Dillaye Avenue, Syracuse, NY 13206
Residential, Syracuse, NY
Property Size2,012 SF
Lot Size0.11 Acres
Price / SF$134.15
Days on Market52
Property Features for 101 Dillaye Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential 2 Unit
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 3, Bathroom 2, Bedroom 2, Basement, Bedroom 1, Bedroom 4
Patio and Porch features
Deck, Porch
Exterior features
Deck, Fence
Fencing
Fenced
Appliances
ElectricWaterHeater
Lot features
Greenbelt, Near Public Transit, Rectangular, Rectangular Lot
Elementary school district
Syracuse
Middle school district
Syracuse
High school district
Syracuse
Directions
Turn on Dillaye Ave from Burnet, property is on the left
Subdivision
Syracuse City-311500
Standard status
Active Under Contract
APN
311500-028-000-0011-010-001-0000
Size
2,012 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
2455
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1890
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Laminate, Varies
Building materials
VinylSiding
Roof type
Shingle
Architectural style
Other
Listing Agency:
Candy Costa Real Estate LLC
(315) 505-6609
Listed By:
Christina Dischiave · License #10401345577
(315) 505-6609
Added: Jul 3
Changed: Aug 20
Last Checked: Aug 23 at 6:06AM
MLS# S1695668
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 duplex offers 2,012 square feet on a 0.1121-acre lot, with two residential units and a five-car paved parking area. Renovation work included a new roof, kitchens, bathrooms, flooring, plumbing, electrical systems, mechanicals, windows, and interior paint. Exterior features include decks, a porch, vinyl siding, and a privacy fence enclosing the grassy yard. Heating is provided by natural gas forced air, with public water service and a shingle roof.
The property is fully occupied by long-term tenants and requires an approved appointment for showings. Its location provides access to the highway and downtown Syracuse. The residence was built in 1890 and has been maintained by the owner and tenants.
The property is fully occupied by long-term tenants and requires an approved appointment for showings. Its location provides access to the highway and downtown Syracuse. The residence was built in 1890 and has been maintained by the owner and tenants.
Key Highlights
- 2,012‑square‑foot duplex on a 0.1121‑acre lot
- Fully occupied by long‑term tenants
- Five‑car paved parking area
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
7.93%
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 7.93%
Second Best
Apartment 5plus
$271.4K
$237.5K – $316.6K
NOI $18,997 @ 7.0% cap · market cap 7.04%
Theoretical Best
Office A
$349.7K
$306.0K – $407.9K
NOI $24,476 @ 7.0% cap · market cap 9.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
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
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Frequently Asked Questions
What type of property is this?
Duplex - The two-family home includes updated interiors, decks, and a fenced grassy yard.
Where is this duplex located?
The property is located at 101 Dillaye Avenue Syracuse, NY.
What is the asking price?
The asking price for this property is $269,900.
What are key features of this property?
This property features: 2,012‑square‑foot duplex on a 0.1121‑acre lot; Fully occupied by long‑term tenants; Five‑car paved parking area
