Renovated Two-Family
For Sale
Under Contract
$259,900
105 Dillaye Avenue, Syracuse, NY 13206
Residential, Syracuse, NY
Property Size2,452 SF
Lot Size0.10 Acres
Price / SF$105
Days on Market52
Property Features for 105 Dillaye Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential 2 Unit
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 5, Bedroom 4, Bathroom 2, Bedroom 3, Basement, Bedroom 1, Bathroom 1
Parking features
On Street
Patio and Porch features
Porch, Deck
Exterior features
Deck
Appliances
ElectricWaterHeater
Lot features
Greenbelt, Near Public Transit, Rectangular, Rectangular Lot
Elementary school district
Syracuse
Middle school district
Syracuse
High school district
Syracuse
Directions
From Burnet Ave turn onto Dillaye Ave, property is on the left
Subdivision
Syracuse City-311500
Standard status
Active Under Contract
APN
311500-028-000-0011-009-000-0000
Size
2,452 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Annual Amount
3321
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
covered front porch
rear upper-level deck
Building Details
Year built
1880
Floors in Building
2
Number of units
2
Flooring type
Tile, Varies, Vinyl
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# S1695671
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 two-family duplex offers 2,452 square feet on a 0.1-acre lot, with a covered front porch and an upper-level rear deck. The property was comprehensively renovated with a new roof, kitchens, bathrooms, flooring, plumbing, electrical systems, windows, interior paint, and mechanical systems. Vinyl siding, a shingle roof, forced-air natural gas heat, and a public water source are also in place.
One unit is occupied by a long-term tenant who would like to remain, while the upper unit is vacant and available for owner occupancy or a new tenant. The property is located on a quiet street with access to the highway and downtown Syracuse. Parking includes two spaces in a neighboring property's lot, along with on-street parking. The neighboring 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, while the upper unit is vacant and available for owner occupancy or a new tenant. The property is located on a quiet street with access to the highway and downtown Syracuse. Parking includes two spaces in a neighboring property's lot, along with on-street parking. The neighboring property at 101-103 Dillaye Ave is also available for purchase.
Key Highlights
- 2,452‑square‑foot duplex on a 0.1‑acre lot
- Two‑family layout with one occupied unit and one vacant upper unit
- Renovated with new roof, kitchens, bathrooms, flooring, plumbing, electrical, windows, and mechanicals
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
8.91%
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 10.04%
Second Best
Apartment 5plus
$330.7K
$289.4K – $385.9K
NOI $23,151 @ 7.0% cap · market cap 8.91%
Theoretical Best
Office A
$426.1K
$372.9K – $497.2K
NOI $29,829 @ 7.0% cap · market cap 11.48%
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
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 - Updated two-unit property with a covered porch, rear deck, and one established occupant.
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 $259,900.
What are key features of this property?
This property features: 2,452‑square‑foot duplex on a 0.1‑acre lot; Two‑family layout with one occupied unit and one vacant upper unit; Renovated with new roof, kitchens, bathrooms, flooring, plumbing, electrical, windows, and mechanicals
