58-Unit Apartment
304 Court & Alvord Street N, Syracuse, NY 13208
For Sale
$4,250,000
MultiFamily, Syracuse, NY
Property Size25,212 SF
Lot Size0.40 Acres
Price / SF$168.57
Days on Market53
Property Features for 304 Court & Alvord Street N
General Information
Property type
Property subtype
Bedrooms
Rooms
Parking features
Exterior features
Appliances
Lot features
Elementary school district
Middle school district
High school district
Directions
Subdivision
Standard status
APN
Size
Lot size
Tenancy & Operations
Currently Operating
Tenant in Place
Taxes and HOA fees
Tax Annual Amount
Utilities
Heating system
Cooling system
Water source
Amenities
coin laundry
on-site management
Building Details
Year built
Floors in Building
Number of units
Flooring type
Building materials
Roof type
Listing Agency:
Candy Costa Real Estate LLC
(315) 505-6609
Listed By:
Candy Costa · License NY #10491209117
(315) 447-0668
Added: Sep 22
Changed: Nov 6
Last Checked: Nov 13 at 8:06PM
MLS# S1712632
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.
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Investment Insights
Based on property information with market context.
At 304 Court Street and N Alvord Street in Syracuse, this 58-unit apartment property was built in 1965 and occupies 0.3973 acres. The 25,212-square-foot building includes 42 studio-style efficiencies, four one-bedroom apartments, 10 two-bedroom apartments, and two three-bedroom apartments. Residences have full-size refrigerators and electric stoves, and rent includes heat, hot water, and electricity.
Three boiler systems serve the property, with one hot water tank. An owner-operated coin laundry is on site, and on-site management supports day-to-day operations. The property also has garage parking and a blacktop driveway.
Three boiler systems serve the property, with one hot water tank. An owner-operated coin laundry is on site, and on-site management supports day-to-day operations. The property also has garage parking and a blacktop driveway.
Key Highlights
- 58 apartments: 42 studio‑style efficiencies, 4 one‑bedroom, 10 two‑bedroom, and 2 three‑bedroom units
- 25,212‑square‑foot building on 0.3973 acres
- Built in 1965
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$238,042
Cap Rate
5.60%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$4,760,840
$4.8M
Cap Rate 7%
$3,400,600
$3.4M
Cap Rate 9%
$2,644,911
$2.6M
Market Conditions
NOI Build-Up for 25,212 SF
Gross rent
$462.9K $18.36/SF
− Vacancy
−$30.1K −$1.19/SF
EGI
$432.8K $17.17/SF
− OpEx
−$194.8K −$7.72/SF
NOI
$238.0K $9.44/SF
Area
Syracuse, NY
Vacancy
6.50%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$4,760,840
Cap Rate 7%
$3,400,600
Cap Rate 9%
$2,644,911
Alternative Uses
Best Use
Apartment 5plus
$3.40M
$2.98M – $3.97M
NOI $238,042 @ 7.0% cap · market cap 5.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.38M
$3.83M – $5.11M
NOI $306,707 @ 7.0% cap · market cap 7.22%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
Property Analytics
Who owns this building?
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Lease Details
58
Residential units
Location Intelligence
Trade Area within ½ mile
990
Businesses Nearby
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Business Placement
Demographics for 13208, NY
23,603
Population
10,325
Households
2.3
Avg Household Size
33
Median Age
19%
College-Educated
77%
High-School Grad
4.1 sq mi
ZIP Area
5,757
Density / Sq Mi
$40,641
Median Household Income
$35,015
Median Earnings
$999
Median Rent
$110,300
Median Home Value
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Market
Average Price Trend$/SF for Apartment buildings in Syracuse, NY
Properties on Market for Apartment buildings in Syracuse
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Apartment building - A varied apartment mix spans efficiency layouts and one-, two-, and three-bedroom homes.
Where is this apartment building located?
The property is located at 304 Court & Alvord Street N Syracuse, NY.
What is the asking price?
The asking price for this property is $4,250,000.
What are key features of this property?
This property features: 58 apartments: 42 studio‑style efficiencies, 4 one‑bedroom, 10 two‑bedroom, and 2 three‑bedroom units; 25,212‑square‑foot building on 0.3973 acres; Built in 1965
