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    9 S Main St Sherburne, NY 13460

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    For Sale
    $179,999

    Well-maintained two-family home with rental income and carriage house.

    Lot size:
    0.32 Acres

    Property Features for 9 S Main St

    General Information

    Property type
    Multi Family
    Standard status
    Active
    Lot size
    0.32 Acres

    Building Details

    Year built
    1800

    We can help!

    Listing Contact
    Michael Arcuri
    Source: Elliman

    Listing Agency: Assist2Sell Buyer's & Seller's 1st Choice Listing Agent: Michael Arcuri

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Spacious Two-Family Home with Carriage

    Located in Sherburne Village, 9 S Main Street is a two-family home offering 1,660 square feet of living space on a 0.32-acre lot. The main unit features 3 bedrooms and 1.5 baths, including an upgraded kitchen with a new washer and dryer, dishwasher, and motion-sensor kitchen sink. The unit also has a large eat-in kitchen, formal dining room, and living room, along with two window A/C units. The second unit includes 2 bedrooms, 1 full bath, a living/dining area, and a private porch; it is currently leased through August 2026. Recent upgrades include new piping for the boiler system. The property includes a large carriage house in the backyard, suitable for use as a garage, workshop, or storage space, with potential for conversion into an additional apartment. The yard features multiple patio areas. Additional features include separate electric meters, municipal electric, public water and sewer, a partially fenced yard, and off-street parking with a stone and gravel driveway. This property is suitable for investors or owner-occupants.
    Location Intelligence

    Current Use by Public Records

    Stewart's Shops Gas Station

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Auto Repair Shop Big Box & Wholesale Store Hair Salon Auto Parts Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sherburne
    County
    Chenango
    State
    New York
    Longitude
    -75.5466259
    Latitude
    42.7394227

    Nearby Similar for Sale

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    • $179,999
      1,660 SF

      Spacious Two-Family Home in Sherburne

      Well-maintained two-family home with rental income potential.
      9 S Main St, Sherburne, NY 13460
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    • $219,000

      Turnkey Tavern/Restaurant Opportunity

      Turnkey tavern/restaurant in high-profile area with full kitchen.
      20 Classic St, Sherburne, NY 13460
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    • $229,000
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      with only the Local Legion for competition. Full Kitchen and Everything Stays ! Handicap Restroom and Plenty of Parking.\r\n \r\n """"}"""

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    FAQs

    What type of property is this?
    Duplex - Well-maintained two-family home with rental income and carriage house.
    Where is this duplex located?
    The property is located at 9 S Main St Sherburne, NY.
    What is the asking price?
    The asking price for this property is $179,999.
    What are key features of this property?
    This property features: - Two-family home ideal for owner-occupants or investors.; - Second unit is currently leased through August 2026, providing immediate rental income.; - Large carriage house in the backyard with potential for garage, workshop, or additional rental unit.
    (315) 794-5893
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    9 S Main St Sherburne, NY 13460
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    We can help!
    Listing Contact
    Michael Arcuri
    Real Estate License ID: 10401372386
    (315) 794-5893 (315) 735-9244
    Learn more
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