Two-Unit Duplex with Detached
New
For Sale
$240,000
345 Brainard St, Watertown, NY 13601
Tenant-occupied property with in-unit laundry, separate utilities, off-street parking, and recent roof and window improvements.
Property Size2,356 SF
Price / SF$101.87
Days on Market6
Property Features for 345 Brainard St
General Information
Standard status
Active
Size
2,356 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1.5BA
Multifamily Units
2
Additional Details
Gross Income
$24,000
Amenities
in-unit laundry
Building Details
Year Built
1920
Listing Agency:
Berkshire Hathaway HomeServices CNY Realty Watn
(315) 778-1717
Listed By:
Aaron Naklick · License #10401373314
Source:
Skinnercnyrealty
Added: Aug 25
Changed: Aug 28
Last Checked: Aug 29 at 11:52AM
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 Berkshire Hathaway HomeServices CNY Realty Watn
Investment Insights
Based on property information with market context.
This two-unit duplex contains 2356 SF and was built in 1920. Each residence includes 2 bedrooms, 1.5 bathrooms, and in-unit laundry. The property is currently tenant occupied, with separate utilities serving the units. Off-street parking is available for both residences, and a detached garage adds additional on-site functionality.
Recent property improvements include a new roof, multiple replacement windows, and fresh interior paint. Located at 345 Brainard St in Watertown, the duplex is near Thompson Park, Watertown Golf Club, downtown dining and shopping, local schools, and Fort Drum.
Recent property improvements include a new roof, multiple replacement windows, and fresh interior paint. Located at 345 Brainard St in Watertown, the duplex is near Thompson Park, Watertown Golf Club, downtown dining and shopping, local schools, and Fort Drum.
Key Highlights
- 2‑unit duplex with 2 bedrooms and 1.5 bathrooms per unit
- 2356 SF property built in 1920
- In‑unit laundry in both residences
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
$19,398
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
8.08%
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%
$387,960
$388.0K
Cap Rate 7%
$277,114
$277.1K
Cap Rate 9%
$215,533
$215.5K
Market Conditions
NOI Build-Up for 2,356 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
$29.7K $12.60/SF
− Vacancy
−$2.0K −$0.84/SF
EGI
$27.7K $11.76/SF
− OpEx
−$8.3K −$3.53/SF
NOI
$19.4K $8.23/SF
Area
Jefferson County, NY
Vacancy
6.65%
Lease Rate
$12.60 /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%
$387,960
Cap Rate 7%
$277,114
Cap Rate 9%
$215,533
Alternative Uses
Best Use
Multifamily LT 5
$277.1K
$242.5K – $323.3K
NOI $19,398 @ 7.0% cap · market cap 8.08%
Second Best
Apartment 5plus
$247.9K
$216.9K – $289.2K
NOI $17,353 @ 7.0% cap · market cap 7.23%
Theoretical Best
Office A
$649.4K
$568.3K – $757.7K
NOI $45,461 @ 7.0% cap · market cap 18.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
914
Businesses Nearby
Explore this area
Business Placement
Demographics for 13601, NY
37,287
Population
18,653
Households
2
Avg Household Size
37
Median Age
25%
College-Educated
90%
High-School Grad
140.8 sq mi
ZIP Area
265
Density / Sq Mi
$57,503
Median Household Income
$37,061
Median Earnings
$974
Median Rent
$170,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Tenant-occupied property with in-unit laundry, separate utilities, off-street parking, and recent roof and window improvements.
Where is this duplex located?
The property is located at 345 Brainard St Watertown, NY.
What is the asking price?
The asking price for this property is $240,000.
What are key features of this property?
This property features: 2‑unit duplex with 2 bedrooms and 1.5 bathrooms per unit; 2356 SF property built in 1920; In‑unit laundry in both residences
