Flexible Multifamily
New
For Sale
$389,000
2748 State Route 12b, Deansboro, NY 13328
1900-built property with potential for residential, office, retail, or storage configurations.
Property Size4,259 SF
Days on Market5
Property Features for 2748 State Route 12b
General Information
Standard status
Active
Size
4,259 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$5,500
Building Details
Building Size
4,259 SF
Year Built
1900
Stories
2
Units
4
Listing Agency:
Coldwell Banker Sexton Real Estate
(315) 534-4661
Listed By:
Martin Gorton · License #10401284768
(315) 534-4661
Source:
Elliman
Added: Aug 8
Changed: Aug 11
Last Checked: Aug 11 at 10:50AM
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 Sexton Real Estate
Investment Insights
Based on property information with market context.
Built in 1900, this multifamily property offers a range of potential configurations within one existing structure. The property can accommodate three or four residential apartments, business office space, a retail storefront, or storage areas for automobiles and outdoor recreational equipment.
The property is located at 2748 State Route 12b in Marshall, NY 13328, within Historic Deansboro. WalkScore is 25, indicating a car-dependent setting, while BikeScore is 27, classified as somewhat bikeable. The range of described use options supports consideration of both residential income and commercial occupancy scenarios.
The property is located at 2748 State Route 12b in Marshall, NY 13328, within Historic Deansboro. WalkScore is 25, indicating a car-dependent setting, while BikeScore is 27, classified as somewhat bikeable. The range of described use options supports consideration of both residential income and commercial occupancy scenarios.
Key Highlights
- Potential configuration for three or four residential apartments
- Options described for office space, retail storefront, or storage use
- 1900 construction year
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
$35,455
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
9.11%
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%
$709,100
$709.1K
Cap Rate 7%
$506,500
$506.5K
Cap Rate 9%
$393,944
$393.9K
Market Conditions
NOI Build-Up for 4,259 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
$69.0K $16.20/SF
− Vacancy
−$4.5K −$1.06/SF
EGI
$64.5K $15.14/SF
− OpEx
−$29.0K −$6.81/SF
NOI
$35.5K $8.32/SF
Area
Oneida County, NY
Vacancy
6.57%
Lease Rate
$16.20 /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%
$709,100
Cap Rate 7%
$506,500
Cap Rate 9%
$393,944
Alternative Uses
Best Use
Office B
$766.6K
$670.8K – $894.4K
NOI $53,663 @ 7.0% cap · market cap 13.80%
Second Best
Mixed Use
$722.8K
$632.5K – $843.3K
NOI $50,597 @ 7.0% cap · market cap 13.01%
Theoretical Best
Office A
$1.12M
$982.0K – $1.31M
NOI $78,563 @ 7.0% cap · market cap 20.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Explore this area
Business Placement
Demographics for 13328, NY
1,147
Population
580
Households
2
Avg Household Size
45
Median Age
26%
College-Educated
96%
High-School Grad
15.7 sq mi
ZIP Area
73
Density / Sq Mi
$95,000
Median Household Income
$52,833
Median Earnings
$863
Median Rent
$200,800
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - 1900-built property with potential for residential, office, retail, or storage configurations.
Where is this multifamily property located?
The property is located at 2748 State Route 12b Deansboro, NY.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: Potential configuration for three or four residential apartments; Options described for office space, retail storefront, or storage use; 1900 construction year
