Duplex with Independent
2013 Pleasant Avenue Vienna, NY 13157
2013 Pleasant Avenue, Vienna, NY, 13157
$339,900
For Sale
$339,900
Rebuilt duplex offers a renovated first floor and a separately entered upstairs studio with dedicated electrical and laundry.
Property Size1,896 SF
Price / SF$179.27
Days on Market88
Property Features for 2013 Pleasant Avenue
General Information
- Standard status
- Active
- Size
- 1,896 SF
- Property subtype
- Multi-Family
Building Details
- Year Built
- 1930
Listing agency
(315) 735-2222
Listed by
Coldwell Banker Faith Properties
Source
Xome
Added: Apr 26 Updated: Jul 20 at 5:07PM Checked: Jul 21 at 3:07AM
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.
2013 Pleasant Avenue was taken to the studs and rebuilt with new vinyl siding over fresh sheathing, Tyvek HomeWrap, new windows and exterior doors, and new roof decking and sheathing. The electrical system was updated with a new 150-amp main panel, and plumbing was replaced with full PEX drain/waste/vent. Heating and comfort include a high-efficiency Utica combi boiler with multiple heating zones, supported by mini-splits, along with Rockwool insulation between floors for sound and thermal performance. The first floor features a modern kitchen with farmhouse sink, quartz counters, two-tone cabinetry, and a tiled Schluter-Kerdi shower, plus refreshed bedroom space. First-floor appliances are new and were never used.
Upstairs is a fully independent studio with its own entrance, full kitchen with a gas stove, full bath, and in-unit laundry with a washer and electric dryer. The studio has its own dedicated 100-amp sub-panel. The studio has been rented continuously for 12+ months with a documented income track record. The property includes two laundry hookups and multiple exterior entrances.
A rear flex room received three new exterior doors, two new windows, and new roof decking, and was intentionally left unfinished. The next owner can decide how to finish and use the space, including as storage, a three-season room, an office, or a bonus room.
Upstairs is a fully independent studio with its own entrance, full kitchen with a gas stove, full bath, and in-unit laundry with a washer and electric dryer. The studio has its own dedicated 100-amp sub-panel. The studio has been rented continuously for 12+ months with a documented income track record. The property includes two laundry hookups and multiple exterior entrances.
A rear flex room received three new exterior doors, two new windows, and new roof decking, and was intentionally left unfinished. The next owner can decide how to finish and use the space, including as storage, a three-season room, an office, or a bonus room.
Key Highlights
- Taken to the studs and rebuilt with new vinyl siding, sheathing, Tyvek HomeWrap, windows, exterior doors, and new roof decking/sheathing
- New 150‑amp main panel plus a dedicated 100‑amp sub‑panel for the upstairs studio; full PEX plumbing and new drain/waste/vent
- First‑floor renovation includes modern kitchen with quartz counters and two‑tone cabinetry, plus a tiled Schluter Kerdi shower
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 5.05%
Second Best
Apartment 5plus
$225.5K
$197.3K – $263.1K
NOI $15,783 @ 7.0% cap · market cap 4.64%
Theoretical Best
Office A
$499.6K
$437.2K – $582.9K
NOI $34,974 @ 7.0% cap · market cap 10.29%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
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FAQs
What type of property is this?
Duplex - Rebuilt duplex offers a renovated first floor and a separately entered upstairs studio with dedicated electrical and laundry.
Where is this duplex located?
The property is located at 2013 Pleasant Avenue Vienna, NY.
What is the asking price?
The asking price for this property is $339,900.
What are key features of this property?
This property features: Taken to the studs and rebuilt with new vinyl siding, sheathing, Tyvek HomeWrap, windows, exterior doors, and new roof decking/sheathing; New 150‑amp main panel plus a dedicated 100‑amp sub‑panel for the upstairs studio; full PEX plumbing and new drain/waste/vent; First‑floor renovation includes modern kitchen with quartz counters and two‑tone cabinetry, plus a tiled Schluter Kerdi shower
