Duplex with Rear
New
For Sale
$200,000
258 Seymour St, Auburn, NY 13021
Two apartments feature updated kitchens, bathrooms, and comfortable living areas with dining space in each unit.
Property Size2,098 SF
Days on Market4
Property Features for 258 Seymour St
General Information
Standard status
Active
Size
2,098 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,006
Building Details
Building Size
2,098 SF
Year Built
1895
Buildings
1
Stories
2
Units
2
Listing Agency:
(315) 682-9500
Listed By:
Thomas Ladd
(315) 682-9500
Source:
Elliman
Added: Aug 8
Changed: Aug 11
Last Checked: Aug 10 at 4:37AM
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 Thomas Ladd
Investment Insights
Based on property information with market context.
Built in 1895, this duplex contains two apartments, each arranged with 2 bedrooms, 1 full bathroom, an eat-in kitchen, formal dining room, and living room. Kitchens and bathrooms have been updated, while the first-floor unit adds hardwood flooring. A front access ramp provides entry and may be removed if preferred.
The property includes a deep, fully fenced backyard and a large rear deck for outdoor use. A detached two-car garage is divided between an insulated, finished room with electricity and a dog kennel; the space can be converted back to garage use. The main house roof is 3 years old, the garage roof is approximately 8 years old, and the mechanical systems are described as well maintained. Located at 258 Seymour St in Auburn, NY.
The property includes a deep, fully fenced backyard and a large rear deck for outdoor use. A detached two-car garage is divided between an insulated, finished room with electricity and a dog kennel; the space can be converted back to garage use. The main house roof is 3 years old, the garage roof is approximately 8 years old, and the mechanical systems are described as well maintained. Located at 258 Seymour St in Auburn, NY.
Key Highlights
- Two‑unit layout with 2 bedrooms and 1 full bathroom in each apartment
- Updated kitchens and bathrooms throughout both units
- First‑floor apartment includes hardwood flooring
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
$16,885
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
8.44%
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%
$337,700
$337.7K
Cap Rate 7%
$241,214
$241.2K
Cap Rate 9%
$187,611
$187.6K
Market Conditions
NOI Build-Up for 2,098 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
$32.7K $15.60/SF
− Vacancy
−$2.0K −$0.97/SF
EGI
$30.7K $14.63/SF
− OpEx
−$13.8K −$6.58/SF
NOI
$16.9K $8.05/SF
Area
Cayuga County, NY
Vacancy
6.20%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
45.00%
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%
$337,700
Cap Rate 7%
$241,214
Cap Rate 9%
$187,611
Alternative Uses
Best Use
Multifamily LT 5
$270.7K
$236.9K – $315.8K
NOI $18,949 @ 7.0% cap · market cap 9.47%
Second Best
Apartment 5plus
$241.2K
$211.1K – $281.4K
NOI $16,885 @ 7.0% cap · market cap 8.44%
Theoretical Best
Office A
$465.0K
$406.9K – $542.5K
NOI $32,548 @ 7.0% cap · market cap 16.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
638
Businesses Nearby
Explore this area
Business Placement
Demographics for 13021, NY
38,479
Population
18,847
Households
2
Avg Household Size
44
Median Age
27%
College-Educated
91%
High-School Grad
119.2 sq mi
ZIP Area
323
Density / Sq Mi
$58,946
Median Household Income
$41,990
Median Earnings
$874
Median Rent
$169,300
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 apartments feature updated kitchens, bathrooms, and comfortable living areas with dining space in each unit.
Where is this duplex located?
The property is located at 258 Seymour St Auburn, NY.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: Two‑unit layout with 2 bedrooms and 1 full bathroom in each apartment; Updated kitchens and bathrooms throughout both units; First‑floor apartment includes hardwood flooring
