Renovated Duplex with Covered
For Sale
$269,900
105 Dillaye Avenue, Syracuse, NY 13206
Updated two-family property with separate units, outdoor living areas, and an established long-term tenant.
Property Size2,452 SF
Days on Market41
Property Features for 105 Dillaye Avenue
General Information
Standard status
Active
Size
2,452 SF
Property subtype
Duplex
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,321
Amenities
covered front porch
rear upper-level deck
Building Details
Building Size
2,452 SF
Year Built
1880
Buildings
1
Tenancy
Single
Listing Agency:
Candy Costa Real Estate LLC
(315) 505-6609
Listed By:
Christina Dischiave · License #10401345577
(315) 505-6609
Source:
Griffith-realty
Added: Jul 3
Changed: Aug 4
Last Checked: Aug 12 at 2:43PM
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 two residential units and has undergone extensive renovation, including a new roof, kitchens, bathrooms, flooring, plumbing, electrical systems, windows, mechanicals, decks, and interior paint. The property has been maintained while occupied by the owner and tenants. A covered front porch and rear upper-level deck add usable outdoor space.
One unit is occupied by a long-term tenant who would like to remain. The upper unit is currently vacant, allowing for owner occupancy or placement of a referral tenant. The property is on a quiet street with access to the highway and downtown Syracuse. Two parking spaces are available through the neighboring property’s parking lot, and the adjacent property at 101-103 Dillaye Ave is also available for purchase.
One unit is occupied by a long-term tenant who would like to remain. The upper unit is currently vacant, allowing for owner occupancy or placement of a referral tenant. The property is on a quiet street with access to the highway and downtown Syracuse. Two parking spaces are available through the neighboring property’s parking lot, and the adjacent property at 101-103 Dillaye Ave is also available for purchase.
Key Highlights
- Two‑family duplex with extensive renovations completed
- New roof, plumbing, electrical, windows, mechanicals, kitchens, and bathrooms
- Covered front porch and rear upper‑level deck
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
$23,151
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
8.58%
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%
$463,020
$463.0K
Cap Rate 7%
$330,729
$330.7K
Cap Rate 9%
$257,233
$257.2K
Market Conditions
NOI Build-Up for 2,452 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
$45.0K $18.36/SF
− Vacancy
−$2.9K −$1.19/SF
EGI
$42.1K $17.17/SF
− OpEx
−$18.9K −$7.72/SF
NOI
$23.2K $9.44/SF
Area
Syracuse, NY
Vacancy
6.50%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
45.00%
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%
$463,020
Cap Rate 7%
$330,729
Cap Rate 9%
$257,233
Alternative Uses
Best Use
Multifamily LT 5
$372.7K
$326.1K – $434.8K
NOI $26,090 @ 7.0% cap · market cap 9.67%
Second Best
Apartment 5plus
$330.7K
$289.4K – $385.9K
NOI $23,151 @ 7.0% cap · market cap 8.58%
Theoretical Best
Office A
$426.1K
$372.9K – $497.2K
NOI $29,829 @ 7.0% cap · market cap 11.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Single-tenant
Tenancy
Yes
Highway 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 - Updated two-family property with separate units, outdoor living areas, and an established long-term tenant.
Where is this duplex located?
The property is located at 105 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: Two‑family duplex with extensive renovations completed; New roof, plumbing, electrical, windows, mechanicals, kitchens, and bathrooms; Covered front porch and rear upper‑level deck
