Renovated Duplex with
For Sale
$319,900
2013 Pleasant Avenue, Sylvan Beach, NY 13157
Residential, Sylvan Beach, NY
Property Size1,896 SF
Lot Size0.21 Acres
Price / SF$168.72
Days on Market150
Property Features for 2013 Pleasant Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 3, Bedroom 2
Patio and Porch features
Porch
Interior features
CeilingFans, CathedralCeilings, SlidingGlassDoors, BedroomOnMainLevel
Exterior features
PropaneTankOwned
Appliances
PropaneWaterHeater, TanklessWaterHeater
Subdivision
Mcclanathans Camp Ground
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Camden
Middle school district
Camden
High school district
Camden
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
Electric (Heating), Ductless (Heating), Baseboard, Propane (Heating), Hot Water(Heating), Zoned
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
Varies, Tile, Vinyl
Building materials
AtticCrawlHatchwaysInsulated, Stone, VinylSiding, CopperPlumbing
Roof type
Shingle, Rolled Hot Mop, Asphalt
Architectural style
Other
Listing Agency:
Coldwell Banker Faith Properties · Coldwell Banker Real Estate
(315) 735-2222
Listed By:
Rocco DePerno · License #10301221628
(315) 749-5676
Added: Apr 27
Changed: Sep 22
Last Checked: Sep 23 at 10:06AM
MLS# S1676912
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.
Located at 2013 Pleasant Avenue, this 1,896-square-foot duplex on 0.2066 acres combines a renovated first-floor residence with an independent upstairs studio. The main level includes a modern kitchen with quartz countertops, farmhouse sink, two-tone cabinetry, tiled shower, bedroom, laundry, and new appliances. The upper suite has its own entrance, full kitchen with gas stove, full bathroom, laundry, and dedicated 100-amp sub-panel.
The property underwent extensive reconstruction, including new siding, windows, exterior doors, roof decking, sheathing, PEX plumbing, Rockwool insulation, a 150-amp main panel, zoned heating, and ductless supplemental heating and cooling. A rear flex room remains unfinished and includes three exterior doors, two windows, and new roof decking.
The home is in Sylvan Beach, a lakeside community on Oneida Lake with a public sandy beach, boating, a seasonal boardwalk, and walkable waterfront access. The upstairs studio has maintained continuous occupancy for more than 12 months.
The property underwent extensive reconstruction, including new siding, windows, exterior doors, roof decking, sheathing, PEX plumbing, Rockwool insulation, a 150-amp main panel, zoned heating, and ductless supplemental heating and cooling. A rear flex room remains unfinished and includes three exterior doors, two windows, and new roof decking.
The home is in Sylvan Beach, a lakeside community on Oneida Lake with a public sandy beach, boating, a seasonal boardwalk, and walkable waterfront access. The upstairs studio has maintained continuous occupancy for more than 12 months.
Key Highlights
- 1,896 SF duplex on 0.2066 acres
- Independent upstairs studio with full kitchen, bathroom, laundry, and separate entrance
- Studio has maintained continuous occupancy for 12+ months
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
$17,172
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
5.37%
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%
$343,440
$343.4K
Cap Rate 7%
$245,314
$245.3K
Cap Rate 9%
$190,800
$190.8K
Market Conditions
NOI Build-Up for 1,896 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
$26.2K $13.80/SF
− Vacancy
−$1.6K −$0.86/SF
EGI
$24.5K $12.94/SF
− OpEx
−$7.4K −$3.88/SF
NOI
$17.2K $9.06/SF
Area
Oneida County, NY
Vacancy
6.24%
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%
$343,440
Cap Rate 7%
$245,314
Cap Rate 9%
$190,800
Alternative Uses
Best Use
Multifamily LT 5
$245.3K
$214.7K – $286.2K
NOI $17,172 @ 7.0% cap · market cap 5.37%
Second Best
Apartment 5plus
$225.5K
$197.3K – $263.1K
NOI $15,783 @ 7.0% cap · market cap 4.93%
Theoretical Best
Office A
$499.6K
$437.2K – $582.9K
NOI $34,974 @ 7.0% cap · market cap 10.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
107
Businesses Nearby
Explore this area
Business Placement
Demographics for 13157, NY
570
Population
671
Households
0.8
Avg Household Size
57
Median Age
25%
College-Educated
93%
High-School Grad
0.4 sq mi
ZIP Area
1,425
Density / Sq Mi
$53,125
Median Household Income
$59,063
Median Earnings
$969
Median Rent
$114,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Separate-entry layout includes a self-contained upper-level suite and updated main living space.
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 $319,900.
What are key features of this property?
This property features: 1,896 SF duplex on 0.2066 acres; Independent upstairs studio with full kitchen, bathroom, laundry, and separate entrance; Studio has maintained continuous occupancy for 12+ months
