Updated Duplex with
For Sale
$249,900
21 Pinecrest Road, Whitesboro, NY 13492
Two connected living areas provide flexible occupancy with separate access and outdoor spaces.
Property Size1,565 SF
Price / SF$159.68
Days on Market27
Property Features for 21 Pinecrest Road
General Information
Standard status
Active
Size
1,565 SF
Total Parking Spaces
1
Property subtype
Multi Family Home
Units
Unit Mix
1 x 3BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,557
Amenities
central air
covered front porch
private rear deck
skylights
fenced-in yard
storage shed
laundry room
Building Details
Building Size
1,565 SF
Year Built
1953
Buildings
1
Stories
1
Units
2
Construction
ranch
Tenancy
Multi
Listing Agency:
Mohawk Valley 1st Choice Realty LLC
(315) 796-9456
Listed By:
Ronald S. Stewart
(315) 796-9456
Source:
Homeprocny
Added: Aug 3
Changed: Aug 28
Last Checked: Aug 28 at 7:49AM
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 Mohawk Valley 1st Choice Realty LLC
Investment Insights
Based on property information with market context.
This 1,565-square-foot duplex, built in 1953, combines a three-bedroom main residence with a one-bedroom rear apartment. The primary unit includes a living room, kitchen, full bathroom, laundry room, central air, and a bedroom currently arranged as an office. The secondary unit has its own driveway-side entry and also connects internally; its layout includes a bedroom, open living and kitchen area, full bathroom, rear deck, skylights, and built-in air conditioning.
Additional improvements include a roof replacement in 2023, a new dishwasher in 2023, a new stove and range hood in 2024, and added GFCI outlets. The property also includes a covered front porch, oversized one-car garage, fenced yard, and storage shed at 21 Pinecrest Road in Whitesboro, NY.
Additional improvements include a roof replacement in 2023, a new dishwasher in 2023, a new stove and range hood in 2024, and added GFCI outlets. The property also includes a covered front porch, oversized one-car garage, fenced yard, and storage shed at 21 Pinecrest Road in Whitesboro, NY.
Key Highlights
- Duplex layout with a 3‑bedroom main unit and separate 1‑bedroom rear apartment
- 1,565 square feet of living space; built in 1953
- Rear apartment has private entrance, interior connection, and private rear deck
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
$14,175
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
5.67%
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%
$283,500
$283.5K
Cap Rate 7%
$202,500
$202.5K
Cap Rate 9%
$157,500
$157.5K
Market Conditions
NOI Build-Up for 1,565 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
$21.6K $13.80/SF
− Vacancy
−$1.3K −$0.86/SF
EGI
$20.2K $12.94/SF
− OpEx
−$6.1K −$3.88/SF
NOI
$14.2K $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%
$283,500
Cap Rate 7%
$202,500
Cap Rate 9%
$157,500
Alternative Uses
Best Use
Multifamily LT 5
$202.5K
$177.2K – $236.3K
NOI $14,175 @ 7.0% cap · market cap 5.67%
Second Best
Apartment 5plus
$186.1K
$162.9K – $217.1K
NOI $13,028 @ 7.0% cap · market cap 5.21%
Theoretical Best
Office A
$412.4K
$360.9K – $481.2K
NOI $28,869 @ 7.0% cap · market cap 11.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Explore this area
Business Placement
Demographics for 13492, NY
11,457
Population
4,983
Households
2.3
Avg Household Size
44
Median Age
37%
College-Educated
95%
High-School Grad
15.3 sq mi
ZIP Area
749
Density / Sq Mi
$84,543
Median Household Income
$48,005
Median Earnings
$920
Median Rent
$192,200
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 - Two connected living areas provide flexible occupancy with separate access and outdoor spaces.
Where is this duplex located?
The property is located at 21 Pinecrest Road Whitesboro, NY.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Duplex layout with a 3‑bedroom main unit and separate 1‑bedroom rear apartment; 1,565 square feet of living space; built in 1953; Rear apartment has private entrance, interior connection, and private rear deck
