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    Cortland Multifamily Investment Opportunity Title is generated by Realmo AI

    20 & 20.5 Charles Street, Cortland, NY 13045

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    Claim this Listing
    New
    For Sale
    $249,000

    MULTI_FAMILY - Cortland, NY

    Property size:
    5,652 SF
    Lot size:
    0.13 Acres
    Price / SF:
    $44/SF
    Added:
    May 19, 2026
    Days on Market:
    4
    Last Refresh:
    May 22 at 4:06 am

    Property Features for 20 & 20.5 Charles Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    2
    Rooms
    Basement, Bedroom 1, Bedroom 2
    Parking features
    Garage
    Interior features
    CeilingFans
    Exterior features
    BlacktopDriveway
    Appliances
    ElectricOven, ElectricRange, GasOven, GasRange, GasWaterHeater, Refrigerator
    Standard status
    Active
    APN
    110200-086-050-0002-035-000-0000
    Size
    5,652 SF
    Lot size
    0.13 Acres

    Taxes and HOA fees

    Tax Annual Amount
    8182

    Utilities

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

    Building Details

    Year built
    1900
    Floors in Building
    2
    Number of units
    6
    Flooring type
    Varies, Hardwood
    Building materials
    WoodSiding
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Melissa Skodzinsky
    Melissa Skodzinsky

    Listing agent Melissa Skodzinsky License #30SK0987831

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

    Listing date May 19, 2026

    MLS# S1682938 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

    • Strong income potential from six apartments and 15 bedrooms.
    • Desirable multi‑unit setup ideal for investment portfolio expansion.
    • Convenient location close to downtown Cortland, shops, and restaurants.
    • Value‑add opportunity with potential for modernization and improvements.
    • Multiple heating systems including natural gas and forced air.
    • Two separate buildings on the property.

    Overview

    Located in the City of Cortland, this investment property features two separate buildings with a total of six apartments and 15 bedrooms. The property, situated on a 0.13-acre lot, offers strong income potential. The property has 5,652 square feet of space. With a desirable multi-unit setup and ample rental capacity, the property presents an excellent opportunity for investors looking to expand their portfolio or take on a value-add project. Conveniently situated close to downtown Cortland, local shops, and restaurants, this property has the potential to become a solid long-term investment with improvements and modernization.
    Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Map

    City
    Cortland
    County
    Cortland
    State
    New York
    Longitude
    -76.179702
    Latitude
    42.603125

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    FAQs

    What type of property is this?
    Apartment building - Two buildings with six apartments near downtown Cortland.
    Where is this apartment building located?
    The property is located at 20 & 20.5 Charles Street Cortland, NY.
    What is the asking price?
    The asking price for this property is $249,000.
    What are key features of this property?
    This property features: Strong income potential from six apartments and 15 bedrooms.; Desirable multi‑unit setup ideal for investment portfolio expansion.; Convenient location close to downtown Cortland, shops, and restaurants.
    (607) 227-2863
    We can help!
    Listing Contact
    Melissa Skodzinsky
    Melissa Skodzinsky
    Real Estate License ID: 30SK0987831
    Learn More
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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.

    More about this property
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