Two-Unit Duplex with Heated
For Sale
$279,000
326 Tilden Ave, Utica, NY 13501
Two residential units offer three bedrooms each, separate utilities, and extensive accessory storage.
Property Size1,856 SF
Price / SF$150.32
Days on Market34
Property Features for 326 Tilden Ave
General Information
Standard status
Active
Size
1,856 SF
Property subtype
Multi-Family
Building Details
Year Built
1890
Listing Agency:
Coldwell Banker Faith Properties
(315) 525-2733
Listed By:
Lori DiNardo-Emmerich · License #10401218651
Source:
Skinnercnyrealty
Added: Jul 30
Changed: Aug 30
Last Checked: Aug 30 at 8:12PM
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 Coldwell Banker Faith Properties
Investment Insights
Based on property information with market context.
This 1,856-square-foot duplex contains two residential units, with three bedrooms in each unit and separate utilities. The property was built in 1890 and includes several accessory improvements that expand its storage and parking functionality. These include a 2-stall heated garage with a loft storage attic, a side carport, additional storage at the rear of the garage, an oversized shed, and military storage units positioned along the fence.
Located at 326 Tilden Ave in East Utica, the property combines a two-unit layout with substantial exterior storage and covered vehicle space. The accessory structures provide room for equipment, seasonal items, and other stored property without relying solely on the main building.
Located at 326 Tilden Ave in East Utica, the property combines a two-unit layout with substantial exterior storage and covered vehicle space. The accessory structures provide room for equipment, seasonal items, and other stored property without relying solely on the main building.
Key Highlights
- Two‑unit duplex with 3 bedrooms in each unit
- 1,856 SF property built in 1890
- Separate utilities for each unit
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
$16,810
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
6.03%
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%
$336,200
$336.2K
Cap Rate 7%
$240,143
$240.1K
Cap Rate 9%
$186,778
$186.8K
Market Conditions
NOI Build-Up for 1,856 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
$25.6K $13.80/SF
− Vacancy
−$1.6K −$0.86/SF
EGI
$24.0K $12.94/SF
− OpEx
−$7.2K −$3.88/SF
NOI
$16.8K $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%
$336,200
Cap Rate 7%
$240,143
Cap Rate 9%
$186,778
Alternative Uses
Best Use
Multifamily LT 5
$240.1K
$210.1K – $280.2K
NOI $16,810 @ 7.0% cap · market cap 6.03%
Second Best
Apartment 5plus
$220.7K
$193.1K – $257.5K
NOI $15,450 @ 7.0% cap · market cap 5.54%
Theoretical Best
Office A
$489.1K
$428.0K – $570.6K
NOI $34,237 @ 7.0% cap · market cap 12.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
348
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 - Two residential units offer three bedrooms each, separate utilities, and extensive accessory storage.
Where is this duplex located?
The property is located at 326 Tilden Ave Utica, NY.
What is the asking price?
The asking price for this property is $279,000.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms in each unit; 1,856 SF property built in 1890; Separate utilities for each unit
