Greek Revival Duplex
For Sale
$425,000
1791 County Highway 6, Delhi, NY 13740
Residential, Delhi, NY
Property Size3,249 SF
Lot Size0.51 Acres
Price / SF$130.81
Days on Market47
Property Features for 1791 County Highway 6
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 5, Bathroom 2, Bedroom 6, Bedroom 2, Bedroom 1, Bathroom 1, Bedroom 3
Parking features
Paved or Surfaced
Patio and Porch features
Deck
Interior features
CeilingFans
Exterior features
Awnings, Deck, PropaneTankOwned
Fireplace
1
Appliances
ElectricWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Delaware Academy
Middle school district
Delaware Academy
High school district
Delaware Academy
Directions
Conveniently located on Main Street, Bovina Center, NY.
Subdivision
Bovina-122200
Standard status
Active
APN
122200-174-003-0002-008-000
Size
3,249 SF
Lot size
0.51 Acres
Taxes and HOA fees
Tax Annual Amount
6320
Utilities
Heating system
Hot Water(Heating), Zoned, Baseboard, Propane (Heating)
Cooling system
Zoned
Water source
Public
Amenities
detached artist's studio
park-like grounds
Building Details
Year built
1850
Floors in Building
2
Number of units
2
Flooring type
Carpet, Varies, Laminate, Hardwood
Building materials
Frame, PexPlumbing
Listing Agency:
Jewett and Jewett LLC
(802) 578-0731
Listed By:
Douglas B. Clarke · License #10401312910
(347) 325-2698
Added: Jul 9
Changed: Aug 23
Last Checked: Aug 24 at 9:06AM
MLS# R1697118
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.
Investment Insights
Based on property information with market context.
Built in 1850, this 3,249-square-foot Greek Revival frame residence offers a duplex-style configuration with six bedrooms, two bathrooms, two kitchens, and separate living areas. Built-in cabinetry, bookshelves, hardwood and laminate flooring, ceiling fans, and a zoned propane hot-water and baseboard heating system contribute to the interior character and functionality. Public water serves the property, and the home includes an electric water heater, fireplace, awnings, and a deck.
The 0.512-acre parcel includes a detached artist’s studio and paved or surfaced parking. Its layout is identified as suitable for either an Airbnb arrangement or a long-term rental unit, providing flexibility for residential income use. The property is located in Delaware County, New York, with access from County Highway 6.
The 0.512-acre parcel includes a detached artist’s studio and paved or surfaced parking. Its layout is identified as suitable for either an Airbnb arrangement or a long-term rental unit, providing flexibility for residential income use. The property is located in Delaware County, New York, with access from County Highway 6.
Key Highlights
- 3,249‑square‑foot Greek Revival frame residence built in 1850
- Six bedrooms, two bathrooms, two kitchens, and separate living areas
- Detached artist’s studio on a 0.512‑acre parcel
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
$37,684
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
8.87%
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%
$753,680
$753.7K
Cap Rate 7%
$538,343
$538.3K
Cap Rate 9%
$418,711
$418.7K
Market Conditions
NOI Build-Up for 3,249 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
$62.4K $19.20/SF
− Vacancy
−$8.5K −$2.63/SF
EGI
$53.8K $16.57/SF
− OpEx
−$16.2K −$4.97/SF
NOI
$37.7K $11.60/SF
Area
Delaware County, NY
Vacancy
13.70%
Lease Rate
$19.20 /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%
$753,680
Cap Rate 7%
$538,343
Cap Rate 9%
$418,711
Alternative Uses
Best Use
Multifamily LT 5
$538.3K
$471.1K – $628.1K
NOI $37,684 @ 7.0% cap · market cap 8.87%
Second Best
Apartment 5plus
$492.6K
$431.1K – $574.8K
NOI $34,485 @ 7.0% cap · market cap 8.11%
Theoretical Best
Office A
$1.59M
$1.39M – $1.86M
NOI $111,584 @ 7.0% cap · market cap 26.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
Explore this area
Business Placement
Demographics for 13740, NY
531
Population
491
Households
1.1
Avg Household Size
54
Median Age
48%
College-Educated
94%
High-School Grad
35.9 sq mi
ZIP Area
15
Density / Sq Mi
$78,333
Median Household Income
$42,375
Median Earnings
$783
Median Rent
$350,800
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 - Historic frame residence with two kitchens, separate living areas, and a detached studio on a wooded rural parcel.
Where is this duplex located?
The property is located at 1791 County Highway 6 Delhi, NY.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 3,249‑square‑foot Greek Revival frame residence built in 1850; Six bedrooms, two bathrooms, two kitchens, and separate living areas; Detached artist’s studio on a 0.512‑acre parcel
