Two-Unit Duplex with Up/Down
226-228 Francis St, Watertown, NY 13601
For Sale
$145,000
Each residence includes two bedrooms and one bathroom within a two-level configuration.
Property Size1,694 SF
Days on Market55
Property Features for 226-228 Francis St
General Information
Standard status
Size
Property subtype
Units
Unit Mix
Multifamily Units
Taxes and HOA fees
Annual Taxes
Building Details
Building Size
Year Built
Units
Listed By:
Randi Moulton
(315) 778-3420
Source:
Elliman
Added: Sep 18
Changed: Nov 8
Last Checked: Nov 10 at 9:17AM
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 Randi Moulton
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Investment Insights
Based on property information with market context.
This two-unit residential property was built in 1917 and is arranged in an up/down configuration. Each residence provides 2 bedrooms and 1 bathroom, offering a straightforward duplex layout with separate living spaces.
The property is located at 226-228 Francis St in Watertown, on a city street near Downtown and within minutes of Fort Drum. WalkScore is 41, indicating a car-dependent setting, while BikeScore is 26, classified as somewhat bikeable.
The property is located at 226-228 Francis St in Watertown, on a city street near Downtown and within minutes of Fort Drum. WalkScore is 41, indicating a car-dependent setting, while BikeScore is 26, classified as somewhat bikeable.
Key Highlights
- Two‑unit duplex with an up/down arrangement
- Each unit includes 2 bedrooms and 1 bathroom
- Built in 1917
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$12,477
Cap Rate
8.60%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$249,540
$249.5K
Cap Rate 7%
$178,243
$178.2K
Cap Rate 9%
$138,633
$138.6K
Market Conditions
NOI Build-Up for 1,694 SF
Gross rent
$24.4K $14.40/SF
− Vacancy
−$1.7K −$1.01/SF
EGI
$22.7K $13.39/SF
− OpEx
−$10.2K −$6.03/SF
NOI
$12.5K $7.37/SF
Area
Jefferson County, NY
Vacancy
7.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$249,540
Cap Rate 7%
$178,243
Cap Rate 9%
$138,633
Alternative Uses
Best Use
Multifamily LT 5
$199.2K
$174.3K – $232.5K
NOI $13,947 @ 7.0% cap · market cap 9.62%
Second Best
Apartment 5plus
$178.2K
$156.0K – $208.0K
NOI $12,477 @ 7.0% cap · market cap 8.60%
Theoretical Best
Office A
$467.0K
$408.6K – $544.8K
NOI $32,687 @ 7.0% cap · market cap 22.54%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
Property Analytics
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
696
Businesses Nearby
Explore this area
Business Placement
Demographics for 13601, NY
37,287
Population
18,653
Households
2
Avg Household Size
37
Median Age
25%
College-Educated
90%
High-School Grad
140.8 sq mi
ZIP Area
265
Density / Sq Mi
$57,503
Median Household Income
$37,061
Median Earnings
$974
Median Rent
$170,100
Median Home Value
Market
Average Price Trend$/SF for Duplexes in Watertown, NY
Properties on Market for Duplexes in Watertown
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - Each residence includes two bedrooms and one bathroom within a two-level configuration.
Where is this duplex located?
The property is located at 226-228 Francis St Watertown, NY.
What is the asking price?
The asking price for this property is $145,000.
What are key features of this property?
This property features: Two‑unit duplex with an up/down arrangement; Each unit includes 2 bedrooms and 1 bathroom; Built in 1917
