Renovated Duplex with Separate
New
For Sale
$199,900
20 Barber St, Auburn, NY 13021
Two updated residences include private laundry, covered porches, and separate utility services for each unit.
Property Size1,982 SF
Days on Market3
Property Features for 20 Barber St
General Information
Standard status
Active
Size
1,982 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$3,584
Amenities
covered porch
in-unit laundry
Building Details
Building Size
1,982 SF
Year Built
1890
Stories
2
Units
2
Listing Agency:
Baier Real Estate LLC
Listed By:
Stephen J. Baier · License #10491213852
(315) 406-2717
Source:
Elliman
Added: Sep 4
Changed: Sep 5
Last Checked: Sep 6 at 10:30AM
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 Baier Real Estate LLC
Investment Insights
Based on property information with market context.
This duplex contains two residential units, each with three bedrooms, one full bathroom, and dedicated laundry. Both residences also provide covered porch space. Renovation work addressed the major building systems and interior components, including windows, doors, roofing, insulation, plumbing, electrical service, mechanical systems, appliances, kitchens, and bathrooms. The property was originally built in 1890 and has since received extensive updates.
Gas, electric, and water utilities are separately metered for the two units. The property is located at 20 Barber St in Auburn, New York. WalkScore is 62, described as Somewhat Walkable, while BikeScore is 39, described as Somewhat Bikeable.
Gas, electric, and water utilities are separately metered for the two units. The property is located at 20 Barber St in Auburn, New York. WalkScore is 62, described as Somewhat Walkable, while BikeScore is 39, described as Somewhat Bikeable.
Key Highlights
- Two‑unit duplex at 20 Barber St, Auburn, NY 13021
- Each unit includes three bedrooms, one full bathroom, and private laundry
- Extensive renovation work includes roof, insulation, plumbing, electrical, and mechanical systems
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
$17,902
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
8.96%
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%
$358,040
$358.0K
Cap Rate 7%
$255,743
$255.7K
Cap Rate 9%
$198,911
$198.9K
Market Conditions
NOI Build-Up for 1,982 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
$27.4K $13.80/SF
− Vacancy
−$1.8K −$0.90/SF
EGI
$25.6K $12.90/SF
− OpEx
−$7.7K −$3.87/SF
NOI
$17.9K $9.03/SF
Area
Cayuga County, NY
Vacancy
6.50%
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%
$358,040
Cap Rate 7%
$255,743
Cap Rate 9%
$198,911
Alternative Uses
Best Use
Multifamily LT 5
$255.7K
$223.8K – $298.4K
NOI $17,902 @ 7.0% cap · market cap 8.96%
Second Best
Apartment 5plus
$227.9K
$199.4K – $265.9K
NOI $15,951 @ 7.0% cap · market cap 7.98%
Theoretical Best
Office A
$439.3K
$384.4K – $512.5K
NOI $30,748 @ 7.0% cap · market cap 15.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
702
Businesses Nearby
Explore this area
Business Placement
Demographics for 13021, NY
38,479
Population
18,847
Households
2
Avg Household Size
44
Median Age
27%
College-Educated
91%
High-School Grad
119.2 sq mi
ZIP Area
323
Density / Sq Mi
$58,946
Median Household Income
$41,990
Median Earnings
$874
Median Rent
$169,300
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 updated residences include private laundry, covered porches, and separate utility services for each unit.
Where is this duplex located?
The property is located at 20 Barber St Auburn, NY.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: Two‑unit duplex at 20 Barber St, Auburn, NY 13021; Each unit includes three bedrooms, one full bathroom, and private laundry; Extensive renovation work includes roof, insulation, plumbing, electrical, and mechanical systems
