Renovated Duplex With
For Sale
$324,900
2013 Pleasant Avenue, Sylvan Beach, NY 13157
Updated duplex with an independent upper-level studio, separate electrical service, and multiple exterior entrances.
Property Size1,896 SF
Days on Market117
Property Features for 2013 Pleasant Avenue
General Information
Standard status
Active
Size
1,896 SF
Property subtype
Multi Family Home
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,399
Building Details
Building Size
1,896 SF
Year Built
1930
Buildings
1
Stories
2
Units
2
Listing Agency:
Coldwell Banker Faith Properties
(315) 749-5676
Listed By:
Rocco DePerno
(315) 749-5676
Source:
Homeprocny
Added: Apr 27
Changed: Aug 13
Last Checked: Aug 20 at 1:57PM
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 Coldwell Banker Faith Properties
Investment Insights
Based on property information with market context.
This 1930 duplex has undergone a comprehensive rebuild, including new siding, windows, exterior doors, roof decking, insulation, PEX plumbing, a 150-amp main panel, and a Utica combi boiler with multiple heating zones. Mini-split systems provide supplemental heating and air conditioning. The renovated first floor includes a modern kitchen with quartz counters, a farmhouse sink, new appliances, a tiled shower, and a refreshed bedroom.
The upper level operates as a separate studio with its own entrance, full kitchen, gas stove, full bath, laundry, and dedicated 100-amp sub-panel. It has been rented continuously for 12+ months. Additional features include two laundry hookups and multiple exterior entrances. A rear flex room remains unfinished after receiving new exterior doors, windows, and roof decking, providing adaptable space for storage, an office, a three-season room, a bonus room, or a potential second income unit. The property is located in Sylvan Beach near Oneida Lake, with access to a public beach, boating, a seasonal boardwalk, and the waterfront.
The upper level operates as a separate studio with its own entrance, full kitchen, gas stove, full bath, laundry, and dedicated 100-amp sub-panel. It has been rented continuously for 12+ months. Additional features include two laundry hookups and multiple exterior entrances. A rear flex room remains unfinished after receiving new exterior doors, windows, and roof decking, providing adaptable space for storage, an office, a three-season room, a bonus room, or a potential second income unit. The property is located in Sylvan Beach near Oneida Lake, with access to a public beach, boating, a seasonal boardwalk, and the waterfront.
Key Highlights
- 1930‑built duplex comprehensively rebuilt from the studs
- Independent upper‑level studio with full kitchen, bath, laundry, and separate entrance
- Studio rented continuously 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
5.29%
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 5.29%
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 authorities.
Property 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
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 - Updated duplex with an independent upper-level studio, separate electrical service, and multiple exterior entrances.
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: 1930‑built duplex comprehensively rebuilt from the studs; Independent upper‑level studio with full kitchen, bath, laundry, and separate entrance; Studio rented continuously for 12+ months
