Duplex with Separate
For Sale
$299,900
Pending
1134 County Route 12, Schroeppel, NY 13132
Two distinct living spaces share a building, with the smaller unit offering its own entrance and full kitchen.
Property Size1,518 SF
Lot Size0.84 Acres
Days on Market8
Property Features for 1134 County Route 12
General Information
Standard status
Pending
Size
1,518 SF
Total Parking Spaces
2
Lot size
0.84 Acres
Property subtype
Multi Family
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,441
Building Details
Building Size
1,518 SF
Year Built
1985
Buildings
1
Listing Agency:
Berkshire Hathaway CNY Realty
Listed By:
Peggy Francher · License #10401230362
(315) 529-2997
Source:
Griffith-realty
Added: Sep 24
Changed: Sep 28
Last Checked: Sep 30 at 6:51PM
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 Berkshire Hathaway CNY Realty
Investment Insights
Based on property information with market context.
This duplex property contains a 2-bedroom main residence and a separate 1-bedroom apartment under one roof. The main unit has an open-concept layout, an updated kitchen and bathroom, and new flooring. The apartment has its own entrance, full kitchen, living area, and full bath. A 2-car attached garage and level yard round out the property. The home was built in 1985 and sits on 0.84 acres.
The property is in Schroeppel, within the Phoenix School District, and is listed at 1134 County Route 12. The two living areas and their separate entrances provide distinct residential layouts on a single parcel.
The property is in Schroeppel, within the Phoenix School District, and is listed at 1134 County Route 12. The two living areas and their separate entrances provide distinct residential layouts on a single parcel.
Key Highlights
- Two residential units: a 2‑bedroom main home and a separate 1‑bedroom apartment
- Apartment includes a private entrance, full kitchen, living area, and full bath
- 0.84‑acre parcel with a level yard
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
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
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 - Two distinct living spaces share a building, with the smaller unit offering its own entrance and full kitchen.
Where is this duplex located?
The property is located at 1134 County Route 12 Schroeppel, 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 residential units: a 2‑bedroom main home and a separate 1‑bedroom apartment; Apartment includes a private entrance, full kitchen, living area, and full bath; 0.84‑acre parcel with a level yard
