Two-Unit Residential Income
1109 WOLF ST Syracuse, NY 13208
For Sale
$280,000
Two-family duplex with hardwood floors and separate tenant utility responsibility.
Property Size2,500 SF
Price / SF$112
Days on Market102
Property Features for 1109 WOLF ST
General Information
Standard status
Active
Size
2,500 SF
Property subtype
Multi-Family
Building Details
Year Built
1900
Listing Agency:
University Hill Realty Ltd
(315) 422-0709
Listed By:
Daniel Murphy
Source:
Xome
Added: Apr 18
Changed: Jul 23
Last Checked: Jul 28 at 3:54AM
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 University Hill Realty Ltd
Investment Insights
Based on property information with market context.
This two-unit residential income duplex on the north side of Syracuse features hardwood floors throughout. The property is described as low-maintenance, with tenants paying their own utilities to help keep operating expenses in check.
The offering includes two units rented at $1,660 per month each, with the current tenant structure accounting for utilities paid directly by occupants.
Overall, the home is presented as an income-producing two-family with straightforward, residential-scale finishes and an expense-conscious utility setup.
The offering includes two units rented at $1,660 per month each, with the current tenant structure accounting for utilities paid directly by occupants.
Overall, the home is presented as an income-producing two-family with straightforward, residential-scale finishes and an expense-conscious utility setup.
Key Highlights
- North side Syracuse two‑family duplex with separate tenant utility responsibility
- Both units rent for $1,660/month each; tenants pay their own utilities
- Hardwood floors throughout with ceramic tile flooring
Financial Insights For Apartment 5plus
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $45.9k | $18.36 |
| − Vacancy | −$3.0k | −$1.19 |
| EGI | $42.9k | $17.17 |
| − OpEx | −$19.3k | −$7.72 |
| NOI | $23.6k | $9.44 |
2,500 SF · lease $18.36/SF/yr · vacancy 6.50% · expense 45.00%
Alternative Uses
Best Use
Multifamily LT 5
$380.0K
$332.5K – $443.4K
NOI $26,601 @ 7.0% cap · market cap 9.50%
Second Best
Apartment 5plus
$337.2K
$295.1K – $393.4K
NOI $23,604 @ 7.0% cap · market cap 8.43%
Theoretical Best
Office A
$434.5K
$380.2K – $506.9K
NOI $30,413 @ 7.0% cap · market cap 10.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Duplex - Two-family duplex with hardwood floors and separate tenant utility responsibility.
Where is this duplex located?
The property is located at 1109 WOLF ST Syracuse, NY.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: North side Syracuse two‑family duplex with separate tenant utility responsibility; Both units rent for $1,660/month each; tenants pay their own utilities; Hardwood floors throughout with ceramic tile flooring
