Duplex with Separate
206 S Hamilton Street Watertown, NY 13601
206 S Hamilton Street, Watertown, NY, 13601
$199,900
For Sale
$199,900
MULTI_FAMILY - Watertown, NY
Property Size2,198 SF
Lot Size0.12 Acres
Price / SF$90.95
Days on Market148
Property Features for 206 S Hamilton Street
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 5
- Bathrooms
- 3
- Rooms
- Bathroom 2, Bedroom 2, Basement, Bedroom 5, Bedroom 1, Bedroom 3, Bathroom 3, Bathroom 1, Bedroom 4
- Patio and Porch features
- Porch
- Appliances
- GasWaterHeater
- Standard status
- Active
- APN
- 221800-012-000-0006-122-000-0000
- Size
- 2,198 SF
- Lot size
- 0.12 Acres
Taxes and HOA fees
- Tax Annual Amount
- 2861
Utilities
- Heating system
- Natural Gas, Forced Air
- Water source
- Public
Building Details
- Year built
- 1910
- Floors in Building
- 2
- Number of units
- 2
- Flooring type
- Vinyl, Hardwood, Tile, Carpet, Varies
- Building materials
- VinylSiding
- Roof type
- Shingle
Listing Agency
Bridgeview Real Estate
(315) 782-9292
128 TenEyck St #2, Watertown, NY
Listed by
Jennifer L Flynn · License #10491211015
(315) 782-9292
Added: Feb 19 Checked: Jul 17 at 5:06 pm
MLS# S1661101
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.
This duplex offers two spacious, self-contained apartments with separate utilities except water. The upstairs unit features 2 bedrooms and 1 full bath, with a bright living area and a spacious kitchen, presenting a clean, modern feel throughout. The downstairs unit includes 3 bedrooms and 1.5 baths, along with a generously sized living room and a large kitchen with plenty of cabinet space. A full basement provides additional storage or utility space, and a front porch adds outdoor curb appeal. Off-street parking is available for added day-to-day convenience.
Located in Watertown, the property is described as being close to schools, shopping, and Fort Drum, supporting practical everyday access for residents. The duplex configuration and separate metering are designed to simplify building management and tenant billing.
For tenants, this setup can fit households seeking flexibility between a smaller upstairs layout and a larger downstairs arrangement, including different bedroom and bath counts. For buyers, the two-unit design supports either traditional rental use or owner-occupancy with one unit rented out, while the separate utilities help reduce shared-billing complexity. Schedule a showing to review the layout and finishes in person.
Located in Watertown, the property is described as being close to schools, shopping, and Fort Drum, supporting practical everyday access for residents. The duplex configuration and separate metering are designed to simplify building management and tenant billing.
For tenants, this setup can fit households seeking flexibility between a smaller upstairs layout and a larger downstairs arrangement, including different bedroom and bath counts. For buyers, the two-unit design supports either traditional rental use or owner-occupancy with one unit rented out, while the separate utilities help reduce shared-billing complexity. Schedule a showing to review the layout and finishes in person.
Key Highlights
- Duplex built in 1910 with two separate units and a full basement
- Upstairs unit: 2 bedrooms and 1 full bath with a bright living area and spacious kitchen
- Downstairs unit: 3 bedrooms and 1.5 baths with a large living room and large kitchen with plenty of cabinet space
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 | $27.7k | $12.60 |
| − Vacancy | −$1.8k | −$0.84 |
| EGI | $25.9k | $11.76 |
| − OpEx | −$7.8k | −$3.53 |
| NOI | $18.1k | $8.23 |
2,198 SF · lease $12.60/SF/yr · vacancy 6.65% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$258.5K
$226.2K – $301.6K
NOI $18,097 @ 7.0% cap · market cap 9.05%
Second Best
Apartment 5plus
$231.3K
$202.4K – $269.8K
NOI $16,190 @ 7.0% cap · market cap 8.10%
Theoretical Best
Office A
$605.9K
$530.2K – $706.9K
NOI $42,413 @ 7.0% cap · market cap 21.22%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
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FAQs
What type of property is this?
Duplex - Well-maintained duplex with two units, separate metering, and off-street parking—suited for rental or owner-occupancy.
Where is this duplex located?
The property is located at 206 S Hamilton Street Watertown, 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: Duplex built in 1910 with two separate units and a full basement; Upstairs unit: 2 bedrooms and 1 full bath with a bright living area and spacious kitchen; Downstairs unit: 3 bedrooms and 1.5 baths with a large living room and large kitchen with plenty of cabinet space
