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    Turnkey Two-Unit Residential Property Title is generated by Realmo AI

    2796 State Route 12b, Deansboro, NY 13328

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    For Sale
    $249,900

    Updated 2-unit property with in-unit laundry and separate utilities.

    Type:Multi Family
    Added:
    May 17, 2026
    Days on Market:
    12
    Last Refresh:
    May 17 at 4:33 pm

    Property Features for 2796 State Route 12b

    General Information

    Standard status
    Active
    Property subtype
    Multi Family

    Building Details

    Year Built
    1850

    We can help!

    Listing Contact
    Tara K. D'Amico

    Listing agent Tara K. D'Amico

    Listing office

    Listing date May 17, 2026

    Source Elliman

    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 Tara K. D'Amico

    HighLights

    • Turnkey 2‑unit property: move‑in ready.
    • Two units: a 3‑bedroom, 1‑bath unit and a 1‑bedroom, 1‑bath unit.
    • In‑unit laundry in both units.
    • Separate utilities for each unit (except water).
    • Updated bathrooms and new luxury vinyl plank flooring in the first‑floor unit.
    • Ample parking with a large blacktop driveway.

    Overview

    This is a turnkey two-unit property that has been beautifully maintained and thoughtfully updated. The versatile home features a spacious 3-bedroom, 1-bath first-floor unit and a generously sized 1-bedroom, 1-bath upstairs unit. Both units offer in-unit laundry, separate rear decks, two private entrances, separate utilities except for municipal water, and all appliances are included. Recent improvements include fresh interior paint throughout, updated bathrooms, and brand-new luxury vinyl plank flooring in the first-floor unit. This property is move-in ready. Outside, there is a peaceful backyard and a large blacktop driveway with ample parking. The property is located in Marshall, NY. The bike score is 27, indicating it is somewhat bikeable, and the walk score is 25, indicating car-dependent accessibility.
    Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Restaurant Auto Repair Shop Big Box & Wholesale Store Accounting Firm Bar & Pub Hotel & Motel Cafe & Coffee Shop Grocery & Convenience Store Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Deansboro
    County
    Oneida
    State
    New York
    Longitude
    -75.42647
    Latitude
    42.99805

    Nearby Similar for Sale

    • $329,000
      1,630 SF

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      Updated two-family home on 9.3 acres with panoramic views.
      6651 W Hill Road, Deansboro, NY 13328
      View Details
    • $329,000

      Charming Two-Family Home on Acreage

      Updated two-family home on 9.3 acres with panoramic views.
      6651 W Hill Rd, Marshall, NY 13328
      View Details

    FAQs

    What type of property is this?
    Duplex - Updated 2-unit property with in-unit laundry and separate utilities.
    Where is this duplex located?
    The property is located at 2796 State Route 12b Deansboro, NY.
    What is the asking price?
    The asking price for this property is $249,900.
    What are key features of this property?
    This property features: Turnkey 2‑unit property: move‑in ready.; Two units: a **3‑bedroom, 1‑bath unit** and a **1‑bedroom, 1‑bath unit**.; **In‑unit laundry** in both units.
    (315) 351-6263
    We can help!
    Listing Contact
    Tara K. D'Amico
    Learn More
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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.

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    2796 State Route 12b, Marshall, NY 13328
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