Two-Unit Duplex with Carriage
New
For Sale
$199,000
11 Fonda Avenue, Oneonta, NY 13820
Residential, Oneonta, NY
Property Size1,988 SF
Lot Size0.27 Acres
Price / SF$100.10
Days on Market2
Property Features for 11 Fonda Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential 2 Unit
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bedroom 1, Basement, Bathroom 2, Bedroom 2, Bedroom 5, Bathroom 1
Interior features
CeilingFans
Appliances
ElectricWaterHeater, OilWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Oneonta
Middle school district
Oneonta
High school district
Oneonta
Directions
Take River St from Main to Fonda. Left onto Fonda. Then house will be on your left.
Subdivision
Oneonta-City-361200
Standard status
Active
APN
299.12-3-44
Size
1,988 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Annual Amount
3624
Utilities
Heating system
Oil, Baseboard
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Flooring type
Varies, Laminate, Carpet
Building materials
AluminumSiding, CompositeSiding
Roof type
Membrane, Rubber, Shingle
Architectural style
Other
Listing Agency:
Benson Agency Real Estate LLC
(607) 432-4391
Listed By:
Michele L. Frazier · License #10401272246
(607) 435-8879
Added: Sep 10
Changed: Sep 11
Last Checked: Sep 11 at 5:06PM
MLS# R1713778
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 1,988-square-foot duplex, built in 1900, contains two residential apartments with five bedrooms and two bathrooms overall. The first-floor residence includes three bedrooms, an eat-in kitchen, and a living room, while the upper apartment provides two bedrooms, a kitchen with built-in wall cabinets, and a living room. Interior finishes include carpet and laminate flooring, with baseboard heating powered by oil. Aluminum and composite siding complete the exterior.
The property occupies 0.27 acres and includes an older carriage barn in addition to the main dwelling. Any conversion of that structure into an additional residential unit would require proper city approvals. Public water serves the property, and the home also includes a basement, ceiling fans, and shingle, membrane, and rubber roofing components.
The property occupies 0.27 acres and includes an older carriage barn in addition to the main dwelling. Any conversion of that structure into an additional residential unit would require proper city approvals. Public water serves the property, and the home also includes a basement, ceiling fans, and shingle, membrane, and rubber roofing components.
Key Highlights
- Two‑unit duplex with 1,988 square feet of building area
- Five bedrooms and two bathrooms across the two apartments
- 0.27‑acre lot with an older carriage barn
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
$17,359
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
8.72%
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%
$347,180
$347.2K
Cap Rate 7%
$247,986
$248.0K
Cap Rate 9%
$192,878
$192.9K
Market Conditions
NOI Build-Up for 1,988 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
$26.2K $13.20/SF
− Vacancy
−$1.4K −$0.73/SF
EGI
$24.8K $12.47/SF
− OpEx
−$7.4K −$3.74/SF
NOI
$17.4K $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%
$347,180
Cap Rate 7%
$247,986
Cap Rate 9%
$192,878
Alternative Uses
Best Use
Multifamily LT 5
$248.0K
$217.0K – $289.3K
NOI $17,359 @ 7.0% cap · market cap 8.72%
Second Best
Apartment 5plus
$231.5K
$202.6K – $270.1K
NOI $16,204 @ 7.0% cap · market cap 8.14%
Theoretical Best
Office A
$548.0K
$479.5K – $639.3K
NOI $38,360 @ 7.0% cap · market cap 19.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
439
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Two residential apartments offer distinct bedroom layouts, shared site improvements, and access to public water service.
Where is this duplex located?
The property is located at 11 Fonda Avenue Oneonta, NY.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,988 square feet of building area; Five bedrooms and two bathrooms across the two apartments; 0.27‑acre lot with an older carriage barn
