Rebuilt Duplex with Independent
2013 Pleasant Avenue Sylvan Beach, NY 13157
2013 Pleasant Avenue, Sylvan Beach, NY, 13157
$324,900
For Sale
$324,900
MULTI_FAMILY - Other - Sylvan Beach, NY
Property Size1,896 SF
Lot Size0.21 Acres
Price / SF$171.36
Days on Market82
Property Features for 2013 Pleasant Avenue
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 3
- Bathrooms
- 2
- Rooms
- Bathroom 1, Bathroom 2, Bedroom 2, Bedroom 3, Bedroom 1
- Patio and Porch features
- Porch
- Interior features
- CeilingFans, CathedralCeilings, SlidingGlassDoors, BedroomOnMainLevel
- Exterior features
- PropaneTankOwned
- Appliances
- PropaneWaterHeater, TanklessWaterHeater
- Standard status
- Active
- APN
- 306401-236-019-0002-005-000-0000
- Size
- 1,896 SF
- Lot size
- 0.21 Acres
Taxes and HOA fees
- Tax Annual Amount
- 4399
Utilities
- Heating system
- Hot Water(Heating), Propane (Heating), Baseboard, Ductless (Heating), Zoned, Electric (Heating)
- Cooling system
- Ductless, Wall Unit(s), Zoned
- Water source
- Public
Building Details
- Year built
- 1930
- Floors in Building
- 2
- Number of units
- 2
- Flooring type
- Tile, Varies, Vinyl
- Building materials
- AtticCrawlHatchwaysInsulated, Stone, VinylSiding, CopperPlumbing
- Roof type
- Rolled Hot Mop, Shingle, Asphalt
- Architectural style
- Other
Listing Agency
Coldwell Banker Faith Properties
(315) 735-2222
2811 Genesee St, Utica, NY
Listed by
Rocco DePerno · License #10301221628
(315) 749-5676
Added: Apr 27 Checked: Jul 17 at 6:06 am
MLS# S1676912
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.
Investment Insights
Based on property information with market context.
2013 Pleasant Avenue was taken to the studs and rebuilt for flexibility, with new vinyl siding over fresh sheathing, Tyvek HomeWrap, new windows and exterior doors, and a new roof system with decking and sheathing. The main electrical has a new 150-amp panel, with full PEX plumbing and a high-end Utica combi boiler feeding multiple heating zones. Supplemental heating and cooling is provided by mini-splits, with Rockwool insulation between floors for sound and thermal performance. The first floor features a modern kitchen with quartz counters, farmhouse sink, two-tone cabinetry, and a tiled Schluter Kerdi shower, plus refreshed bedroom space. All first-floor appliances are brand new and have never been used. Upstairs is a fully independent studio with its own entrance, full kitchen with a gas stove, full bath, and in-unit washer/electric dryer, served by a dedicated 100-amp sub-panel and two laundry hookups. A rear flex room was updated with new exterior doors, new windows, and new roof decking, and it was intentionally left unfinished for the next owner to decide how it will be used.
Located in Sylvan Beach, the property is within a walkable setting to the waterfront in a lakeside resort community on Oneida Lake, with access to a sandy public beach, boating, and a summer boardwalk scene. The Oneida Indian Nation has invested in the area, and a major wastewater modernization project is underway.
This duplex is designed to support practical separation between living spaces while keeping options open for additional room uses. The independent upstairs studio, separate sub-panel, and multiple exterior entrances can help accommodate an owner-occupant arrangement or a multi-tenant setup. With the rear flex space left intentionally unfinished, the next owner can tailor the room to storage, a three-season space, an office, a bonus room, or other configuration they choose, based on their intended operating plan.
Located in Sylvan Beach, the property is within a walkable setting to the waterfront in a lakeside resort community on Oneida Lake, with access to a sandy public beach, boating, and a summer boardwalk scene. The Oneida Indian Nation has invested in the area, and a major wastewater modernization project is underway.
This duplex is designed to support practical separation between living spaces while keeping options open for additional room uses. The independent upstairs studio, separate sub-panel, and multiple exterior entrances can help accommodate an owner-occupant arrangement or a multi-tenant setup. With the rear flex space left intentionally unfinished, the next owner can tailor the room to storage, a three-season space, an office, a bonus room, or other configuration they choose, based on their intended operating plan.
Key Highlights
- Ground‑up renovation completed on a 1930‑built Sylvan Beach home with new windows, new exterior doors, and new vinyl siding over fresh sheathing/tyvek homewrap
- New roof decking and sheathing plus rolled hot mop, asphalt, and shingle roofing
- 150‑amp main panel with full PEX plumbing and new drain/waste/vent; copper plumbing used
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $26.2k | $13.80 |
| − Vacancy | −$1.6k | −$0.86 |
| EGI | $24.5k | $12.94 |
| − OpEx | −$7.4k | −$3.88 |
| NOI | $17.2k | $9.06 |
1,896 SF · lease $13.80/SF/yr · vacancy 6.24% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$245.3K
$214.7K – $286.2K
NOI $17,172 @ 7.0% cap · market cap 5.29%
Second Best
Apartment 5plus
$225.5K
$197.3K – $263.1K
NOI $15,783 @ 7.0% cap · market cap 4.86%
Theoretical Best
Office A
$499.6K
$437.2K – $582.9K
NOI $34,974 @ 7.0% cap · market cap 10.76%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
FAQs
What type of property is this?
Duplex - Top-to-bottom rebuilt duplex with separate upstairs studio entrance and documented continuous rental for 12+ months.
Where is this duplex located?
The property is located at 2013 Pleasant Avenue Sylvan Beach, NY.
What is the asking price?
The asking price for this property is $324,900.
What are key features of this property?
This property features: Ground‑up renovation completed on a 1930‑built Sylvan Beach home with new windows, new exterior doors, and new vinyl siding over fresh sheathing/tyvek homewrap; New roof decking and sheathing plus rolled hot mop, asphalt, and shingle roofing; 150‑amp main panel with full PEX plumbing and new drain/waste/vent; copper plumbing used
