Renovated Two-Unit
For Sale
$225,000
128 Louisa Street, Utica, NY 13501
Residential, Utica, NY
Property Size2,424 SF
Lot Size0.09 Acres
Price / SF$92.82
Days on Market47
Property Features for 128 Louisa Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bedroom 1, Bedroom 4, Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 3
Parking features
Garage
Appliances
GasWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Utica
Middle school district
Utica
High school district
Utica
Directions
Elm St to Louisa St
Subdivision
Utica-City-301600
Standard status
Active
APN
301600-318-066-0004-046-000-0000
Size
2,424 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
2811
Utilities
Heating system
Baseboard, Natural Gas, Hot Water(Heating)
Water source
Public
Amenities
fenced yard
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Flooring type
Varies, Laminate, Hardwood
Building materials
BlownInInsulation, VinylSiding
Listing Agency:
Assist2Sell Buyers & Sellers 1st Choice · Assist-2-Sell
(315) 735-9244
Listed By:
Khai Vuong · License #10401387938
(315) 922-4747
Added: Sep 2
Changed: Oct 15
Last Checked: Oct 18 at 4:06PM
MLS# S1710953
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.
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Investment Insights
Based on property information with market context.
This renovated duplex contains 2,424 square feet across two residences, each measuring 1,212 square feet. Both units have three bedrooms, a living room, and a formal dining room. Improvements include stainless steel kitchen appliances, updated flooring and bathrooms, a replacement furnace, electrical panels, and two water heaters.
The property occupies a 0.09-acre parcel with a fenced yard connecting to an adjoining 33-by-112-foot lot. A stone-and-gravel parking area accommodates eight vehicles. The building dates to 1900 and is currently vacant.
The property occupies a 0.09-acre parcel with a fenced yard connecting to an adjoining 33-by-112-foot lot. A stone-and-gravel parking area accommodates eight vehicles. The building dates to 1900 and is currently vacant.
Key Highlights
- Two‑unit duplex with 2,424 square feet total; each residence has 1,212 square feet
- Both units include three bedrooms, a living room, and a formal dining room
- Updates include kitchen appliances, flooring, bathrooms, furnace, electrical panels, and two water heaters
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$20,179
Cap Rate
8.97%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$403,580
$403.6K
Cap Rate 7%
$288,271
$288.3K
Cap Rate 9%
$224,211
$224.2K
Market Conditions
NOI Build-Up for 2,424 SF
Gross rent
$39.3K $16.20/SF
− Vacancy
−$2.6K −$1.06/SF
EGI
$36.7K $15.14/SF
− OpEx
−$16.5K −$6.81/SF
NOI
$20.2K $8.32/SF
Area
Oneida County, NY
Vacancy
6.57%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$403,580
Cap Rate 7%
$288,271
Cap Rate 9%
$224,211
Alternative Uses
Best Use
Multifamily LT 5
$313.6K
$274.4K – $365.9K
NOI $21,955 @ 7.0% cap · market cap 9.76%
Second Best
Apartment 5plus
$288.3K
$252.2K – $336.3K
NOI $20,179 @ 7.0% cap · market cap 8.97%
Theoretical Best
Office A
$638.8K
$558.9K – $745.2K
NOI $44,714 @ 7.0% cap · market cap 19.87%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,389
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - Each residence offers three bedrooms, separate living and formal dining rooms, and updated interiors.
Where is this duplex located?
The property is located at 128 Louisa Street Utica, NY.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,424 square feet total; each residence has 1,212 square feet; Both units include three bedrooms, a living room, and a formal dining room; Updates include kitchen appliances, flooring, bathrooms, furnace, electrical panels, and two water heaters
