Updated Two-Family
For Sale
$299,900
Pending
1210 South Street, Utica, NY 13501
Residential, Utica, NY
Property Size2,002 SF
Days on Market103
Property Features for 1210 South Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 6, Bedroom 4, Bedroom 2, Bedroom 3, Bedroom 5, Bathroom 1, Basement
Patio and Porch features
Patio, Porch
Interior features
SlidingGlassDoors
Exterior features
FullyFenced, Patio
Fencing
Fenced
Appliances
ElectricWaterHeater
Lot features
Irregular Lot, Near Public Transit
Elementary school district
Utica
Middle school district
Utica
High school district
Utica
Subdivision
Utica-City-301600
Standard status
Pending
APN
319.78-3-9
Size
2,002 SF
Taxes and HOA fees
Tax Annual Amount
3256
Utilities
Heating system
Electric (Heating), Forced Air, Heat Pump (Heating), Natural Gas
Cooling system
Heat Pump
Water source
Public
Amenities
updated kitchens with granite countertops and stainless-steel appliances
fully renovated bathrooms
composite front and rear porches
newer privacy fence
storage shed
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Flooring type
Laminate, Tile, Varies, Hardwood
Building materials
BlownInInsulation, SprayFoamInsulation, VinylSiding, CopperPlumbing, PexPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Assist2Sell Buyers & Sellers 1st Choice · Assist-2-Sell
(315) 735-9244
Listed By:
Alen Zekic · License #10401267029
(315) 570-0148
Added: Jun 4
Changed: Sep 12
Last Checked: Sep 14 at 1:06AM
MLS# S1687975
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 2,002-square-foot duplex contains two residential apartments with updated kitchens featuring granite countertops and stainless-steel appliances. Each unit also has a renovated bathroom, while flooring includes bamboo on the second floor and new flooring on the first. The property has received extensive improvements, including vinyl siding, replacement windows and doors, updated electrical and plumbing systems, new service panels, gas furnaces, heat pumps, and electric water heaters. Spray-foam and blown-in insulation add to the building improvements.
Built in 1900, the property includes composite front and rear porches, a fenced yard, a privacy fence, and a backyard storage shed. Its South Street address places the duplex in East Utica, with frontage on two streets. Public water serves the property, and the exterior includes asphalt roofing and vinyl siding.
Built in 1900, the property includes composite front and rear porches, a fenced yard, a privacy fence, and a backyard storage shed. Its South Street address places the duplex in East Utica, with frontage on two streets. Public water serves the property, and the exterior includes asphalt roofing and vinyl siding.
Key Highlights
- 2,002‑square‑foot duplex with two residential apartments
- Updated kitchens with granite countertops and stainless‑steel appliances
- Renovated bathrooms and refreshed flooring throughout the units
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
$18,133
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
6.05%
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%
$362,660
$362.7K
Cap Rate 7%
$259,043
$259.0K
Cap Rate 9%
$201,478
$201.5K
Market Conditions
NOI Build-Up for 2,002 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
$27.6K $13.80/SF
− Vacancy
−$1.7K −$0.86/SF
EGI
$25.9K $12.94/SF
− OpEx
−$7.8K −$3.88/SF
NOI
$18.1K $9.06/SF
Area
Oneida County, NY
Vacancy
6.24%
Lease Rate
$13.80 /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%
$362,660
Cap Rate 7%
$259,043
Cap Rate 9%
$201,478
Alternative Uses
Best Use
Multifamily LT 5
$259.0K
$226.7K – $302.2K
NOI $18,133 @ 7.0% cap · market cap 6.05%
Second Best
Apartment 5plus
$238.1K
$208.3K – $277.8K
NOI $16,666 @ 7.0% cap · market cap 5.56%
Theoretical Best
Office A
$527.6K
$461.6K – $615.5K
NOI $36,930 @ 7.0% cap · market cap 12.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
574
Businesses Nearby
Explore this area
Business Placement
Demographics for 13501, NY
40,885
Population
17,071
Households
2.4
Avg Household Size
35
Median Age
22%
College-Educated
78%
High-School Grad
8.8 sq mi
ZIP Area
4,646
Density / Sq Mi
$49,771
Median Household Income
$33,632
Median Earnings
$865
Median Rent
$136,100
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residence with renovated kitchens, baths, mechanical systems, and separate living spaces.
Where is this duplex located?
The property is located at 1210 South Street Utica, 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: 2,002‑square‑foot duplex with two residential apartments; Updated kitchens with granite countertops and stainless‑steel appliances; Renovated bathrooms and refreshed flooring throughout the units
