Duplex with Attached
New
For Sale
Under Contract
$299,900
1134 County Route 12, Pennellville, NY 13132
Residential, Pennellville, NY
Property Size1,518 SF
Lot Size0.84 Acres
Price / SF$197.56
Days on Market4
Property Features for 1134 County Route 12
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bedroom 2, Bathroom 3, Bedroom 3, Bathroom 1, Bedroom 1
Fireplace
1
Appliances
GasWaterHeater
Subdivision
24th Township/Scribas Pat
Lot features
Rectangular, Rectangular Lot
Middle school
Emerson J Dillon Middle
High school
John C Birdlebough High
Elementary school district
Phoenix
Middle school district
Phoenix
High school district
Phoenix
Standard status
Active Under Contract
APN
355489-291-004-0002-005-200-0000
Size
1,518 SF
Lot size
0.84 Acres
Taxes and HOA fees
Tax Annual Amount
4441
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Natural Gas, Ductless (Heating)
Cooling system
Ductless
Water source
Well
Building Details
Year built
1985
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Building materials
VinylSiding
Roof type
Shingle
Listing Agency:
Berkshire Hathaway CNY Realty · Berkshire Hathaway HomeServices
(315) 343-6666
Listed By:
Peggy Francher · License #10401230362
(315) 529-2997
Added: Sep 24
Changed: Sep 27
Last Checked: Sep 27 at 5:06PM
MLS# S1717509
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 property contains 1,518 square feet across a two-bedroom main residence and a separate one-bedroom apartment. The apartment has a private entrance, kitchen, living area, and full bath. The main residence includes an open living area, a renovated kitchen, and updated flooring and bathroom finishes. A two-car attached garage is also part of the property.
The parcel covers 0.8402 acres and includes a level yard. Built in 1985, the home has vinyl siding, vinyl flooring, a shingle roof, and a fireplace. Heating is provided by natural gas, forced air, and ductless systems; ductless cooling is also present. Water comes from a well, and the property uses a septic system.
The parcel covers 0.8402 acres and includes a level yard. Built in 1985, the home has vinyl siding, vinyl flooring, a shingle roof, and a fireplace. Heating is provided by natural gas, forced air, and ductless systems; ductless cooling is also present. Water comes from a well, and the property uses a septic system.
Key Highlights
- Two‑bedroom main residence plus a separate one‑bedroom apartment
- Apartment includes a private entrance, kitchen, living area, and full bath
- 1,518 square feet of property size
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
$12,518
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
4.17%
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%
$250,360
$250.4K
Cap Rate 7%
$178,829
$178.8K
Cap Rate 9%
$139,089
$139.1K
Market Conditions
NOI Build-Up for 1,518 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
$19.1K $12.60/SF
− Vacancy
−$1.2K −$0.82/SF
EGI
$17.9K $11.78/SF
− OpEx
−$5.4K −$3.53/SF
NOI
$12.5K $8.25/SF
Area
Oswego County, NY
Vacancy
6.50%
Lease Rate
$12.60 /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%
$250,360
Cap Rate 7%
$178,829
Cap Rate 9%
$139,089
Alternative Uses
Best Use
Multifamily LT 5
$178.8K
$156.5K – $208.6K
NOI $12,518 @ 7.0% cap · market cap 4.17%
Second Best
Apartment 5plus
$166.4K
$145.6K – $194.1K
NOI $11,645 @ 7.0% cap · market cap 3.88%
Theoretical Best
Office A
$302.8K
$264.9K – $353.3K
NOI $21,195 @ 7.0% cap · market cap 7.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Explore this area
Business Placement
Demographics for 13132, NY
3,865
Population
1,813
Households
2.1
Avg Household Size
47
Median Age
27%
College-Educated
95%
High-School Grad
23.1 sq mi
ZIP Area
167
Density / Sq Mi
$71,780
Median Household Income
$45,801
Median Earnings
$1,121
Median Rent
$190,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - A separate apartment has its own entrance, kitchen, living area, and full bath.
Where is this duplex located?
The property is located at 1134 County Route 12 Pennellville, NY.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Two‑bedroom main residence plus a separate one‑bedroom apartment; Apartment includes a private entrance, kitchen, living area, and full bath; 1,518 square feet of property size
