Well-Maintained Duplex
1021 Boyd St Watertown, NY 13601
1021 Boyd St, Watertown, NY, 13601
$155,000
For Sale
$155,000
Upper and lower duplex each features 2 bedrooms and 1 full bath, with separate utilities and recent major system updates.
Property Size1,882 SF
Price / SF$82.36
Days on Market499
Property Features for 1021 Boyd St
General Information
- Standard status
- Active
- Size
- 1,882 SF
- Property subtype
- Duplex
Building Details
- Year Built
- 1910
Listing agency
(315) 782-9292
Listed by
Bridgeview Real Estate
(315) 782-9292
Source
Xome
Added: Mar 11, 2025 Updated: Jul 21 at 10:48PM Checked: Jul 21 at 10:48PM
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 Bridgeview Real Estate
Investment Insights
Based on property information with market context.
This well-maintained upper/lower duplex offers two separate units. Each unit includes 2 bedrooms, 1 full bath, and spacious living areas, with separate utilities for each unit.
The property has undergone multiple quality improvements over the past few years, including new hot water heaters in 2020, energy-efficient furnaces (approximately 9 years old), a roof (approximately 9 years old), composite porches and steps, an updated electrical panel, and a sealed driveway. The units are described as consistently maintained with rental history.
As currently operated, the property is collecting $950 per month per unit.
The property has undergone multiple quality improvements over the past few years, including new hot water heaters in 2020, energy-efficient furnaces (approximately 9 years old), a roof (approximately 9 years old), composite porches and steps, an updated electrical panel, and a sealed driveway. The units are described as consistently maintained with rental history.
As currently operated, the property is collecting $950 per month per unit.
Key Highlights
- Upper/lower duplex built in 1910 with 2 bedrooms and 1 full bath per unit
- Separate utilities for each unit
- Currently collecting $950/month per unit
Local Financial Insights For Apartment 5plus
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $27.1k | $14.40 |
| − Vacancy | −$1.9k | −$1.01 |
| EGI | $25.2k | $13.39 |
| − OpEx | −$11.3k | −$6.03 |
| NOI | $13.9k | $7.37 |
1,882 SF · lease $14.40/SF/yr · vacancy 7.00% · expense 45.00%
Alternative Uses
Best Use
Multifamily LT 5
$221.4K
$193.7K – $258.3K
NOI $15,495 @ 7.0% cap · market cap 10.00%
Second Best
Apartment 5plus
$198.0K
$173.3K – $231.0K
NOI $13,862 @ 7.0% cap · market cap 8.94%
Theoretical Best
Office A
$518.8K
$453.9K – $605.3K
NOI $36,315 @ 7.0% cap · market cap 23.43%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Duplexes
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FAQs
What type of property is this?
Duplex - Upper and lower duplex each features 2 bedrooms and 1 full bath, with separate utilities and recent major system updates.
Where is this duplex located?
The property is located at 1021 Boyd St Watertown, NY.
What is the asking price?
The asking price for this property is $155,000.
What are key features of this property?
This property features: Upper/lower duplex built in 1910 with 2 bedrooms and 1 full bath per unit; Separate utilities for each unit; Currently collecting $950/month per unit
