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    Well-Maintained Duplex in Cortland, NY Title is generated by Realmo AI

    17 Frank Street, Cortland, NY 13045

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    For Sale
    $159,900

    MULTI_FAMILY - Cortland, NY

    Property size:
    1,828 SF
    Lot size:
    0.12 Acres
    Price / SF:
    $87/SF
    Added:
    May 24, 2026
    Days on Market:
    3
    Last Refresh:
    May 26 at 9:06 am

    Property Features for 17 Frank Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    6
    Bathrooms
    2
    Rooms
    Bedroom 2, Bedroom 5, Bedroom 3, Bedroom 4, Bathroom 2, Basement, Bedroom 6, Bedroom 1, Bathroom 1
    Appliances
    ElectricWaterHeater, GasWaterHeater
    Standard status
    Active
    APN
    110200-086-081-0001-025-000-0000
    Size
    1,828 SF
    Lot size
    0.12 Acres

    Taxes and HOA fees

    Tax Annual Amount
    4831

    Utilities

    Heating system
    Baseboard, Forced Air, Natural Gas, Electric (Heating)
    Water source
    Public

    Building Details

    Year built
    1890
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Vinyl, Varies, Carpet
    Building materials
    CompositeSiding

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    Listing Contact
    Jenna Davi

    Listing agent Jenna Davi License #10301218592

    Listing office Berkshire Hathaway HomeServices Heritage Realty 7 James St. Dana Decker, Homer, NY

    Listing date May 24, 2026

    MLS# S1678583 Listing URL

    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.

    HighLights

    • Duplex offers opportunity for rental income or owner occupancy
    • Two three‑bedroom, one‑bathroom apartments
    • Recent improvements including vinyl plank flooring, fresh paint, and updated plumbing
    • Ample off‑street parking and detached two‑car garage
    • Clean, painted basement with shared laundry and utility space
    • Some replacement vinyl windows

    Overview

    This well-maintained duplex features two apartments, each with three bedrooms and one bathroom. Recent improvements include vinyl plank flooring in the first-floor unit, fresh interior paint in both units, some replacement vinyl windows, and updates to much of the basement plumbing. The basement has been spruced up and painted, providing a neat shared laundry and utility space. Ample off-street parking is available, along with a detached two-car garage currently used for storage. Situated in Cortland, NY, this property offers a practical opportunity for investors looking to add a rental property to their portfolio or for owner-occupants seeking to generate income from one unit while residing in the other. The property size is 1828 Square Feet and the lot size is 0.118 acres.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Cortland
    County
    Cortland
    State
    New York
    Longitude
    -76.188635
    Latitude
    42.590537

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    FAQs

    What type of property is this?
    Duplex - Duplex with recent updates, parking, and garage, ideal for investors.
    Where is this duplex located?
    The property is located at 17 Frank Street Cortland, NY.
    What is the asking price?
    The asking price for this property is $159,900.
    What are key features of this property?
    This property features: Duplex offers opportunity for rental income or owner occupancy; Two three‑bedroom, one‑bathroom apartments; Recent improvements including vinyl plank flooring, fresh paint, and updated plumbing
    (607) 591-5101
    We can help!
    Listing Contact
    Jenna Davi
    Real Estate License ID: 10301218592
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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