Move-In-Ready Two-Family
For Sale
$299,900
Pending
1210 South St, Utica, NY 13501
Renovated East Utica duplex with updated kitchens, bathrooms, and major mechanical upgrades for comfortable income or owner-occupancy.
Property Size2,002 SF
Days on Market83
Property Features for 1210 South St
General Information
Standard status
Pending
Size
2,002 SF
Property subtype
Multi Family
Additional Details
Business Included
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,256
Building Details
Building Size
2,002 SF
Year Built
1900
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
Assist2Sell Buyers & Sellers 1st Choice
(315) 570-0148
Listed By:
Alen Zekic · License #10401267029
(315) 570-0148
Source:
Elliman
Added: Jun 7
Changed: Aug 22
Last Checked: Aug 26 at 12:41PM
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 Assist2Sell Buyers & Sellers 1st Choice
Investment Insights
Based on property information with market context.
This well-maintained two-family home has been extensively renovated over the past several years and presents as move-in ready. Recent exterior improvements include new vinyl siding, windows, and doors. Inside, the first floor features new sheetrock walls and new flooring, while the second floor includes bamboo flooring. Both apartments offer updated kitchens with granite countertops and stainless-steel appliances, along with fully renovated bathrooms.
The property sits on a huge lot with frontage on two streets in East Utica. Exterior features include composite front and rear porches, a newer privacy fence, and a storage shed in the backyard. System upgrades include updated electrical and plumbing throughout most of the home, new electrical service panels, new gas furnaces, new heat pumps for cooling, and new electric water heaters. The home has also been extensively insulated with spray foam and blown-in insulation for energy efficiency.
Designed to support a variety of ownership goals, this duplex can suit investors seeking a turnkey residential income property or buyers planning to occupy one unit while using the other for rental income. With extensive updates to both living spaces and core mechanical systems, the home offers a practical option for ownership with reduced near-term renovation needs.
The property sits on a huge lot with frontage on two streets in East Utica. Exterior features include composite front and rear porches, a newer privacy fence, and a storage shed in the backyard. System upgrades include updated electrical and plumbing throughout most of the home, new electrical service panels, new gas furnaces, new heat pumps for cooling, and new electric water heaters. The home has also been extensively insulated with spray foam and blown-in insulation for energy efficiency.
Designed to support a variety of ownership goals, this duplex can suit investors seeking a turnkey residential income property or buyers planning to occupy one unit while using the other for rental income. With extensive updates to both living spaces and core mechanical systems, the home offers a practical option for ownership with reduced near-term renovation needs.
Key Highlights
- Renovated East Utica 2‑family home built in 1900 on a huge lot with frontage on two streets
- New vinyl siding, windows, and doors throughout the entire home
- Updated interiors with new sheetrock walls; new flooring on the first floor and bamboo flooring on the second floor
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
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
485
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
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 - Renovated East Utica duplex with updated kitchens, bathrooms, and major mechanical upgrades for comfortable income or owner-occupancy.
Where is this duplex located?
The property is located at 1210 South St 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: Renovated East Utica 2‑family home built in 1900 on a huge lot with frontage on two streets; New vinyl siding, windows, and doors throughout the entire home; Updated interiors with new sheetrock walls; new flooring on the first floor and bamboo flooring on the second floor
