Duplex with Detached
For Sale
$235,000
345 Brainard Street, Watertown, NY 13601
Residential, Watertown, NY
Property Size2,356 SF
Lot Size0.16 Acres
Price / SF$99.75
Days on Market95
Property Features for 345 Brainard Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bathroom 3, Bathroom 4, Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 1, Bathroom 1, Basement
Parking features
Garage
Patio and Porch features
Porch
Appliances
GasWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school
Knickerbocker Elementary
Middle school
Case Middle
High school
Watertown Senior High
Elementary school district
Watertown
Middle school district
Watertown
High school district
Watertown
Directions
Gotham to Brainard, house is on left. Franklin to Brainard, house is on the right
Subdivision
Watertown-City-221800
Standard status
Active
APN
221800-011-000-0010-103-000-0000
Size
2,356 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Annual Amount
3049
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1920
Floors in Building
2
Number of units
2
Flooring type
Varies, Carpet, Laminate, Vinyl
Building materials
VinylSiding, PexPlumbing
Roof type
Rolled Hot Mop, Metal
Listing Agency:
Berkshire Hathaway HomeServices CNY Realty Watn
(315) 232-7355
Listed By:
Aaron Naklick · License #10401373314
(315) 778-1717
Added: Jun 9
Changed: Sep 7
Last Checked: Sep 11 at 11:06AM
MLS# S1689362
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.
Investment Insights
Based on property information with market context.
This tenant-occupied duplex at 345 Brainard Street contains 2,356 square feet on a 0.1578-acre lot. Each residence has two bedrooms, 1.5 bathrooms, in-unit laundry, and separate utilities. Off-street parking serves both units, and the property also includes a detached garage and porch. Construction dates to 1920, with vinyl siding, PEX plumbing, natural-gas forced-air heat, and a metal and rolled hot-mop roof.
Recent property updates include a new roof, replacement windows, and interior painting. The building is connected to public water and includes a basement. Its Watertown setting provides access to Thompson Park, Watertown Golf Club, downtown dining and shopping, local schools, and Fort Drum.
Recent property updates include a new roof, replacement windows, and interior painting. The building is connected to public water and includes a basement. Its Watertown setting provides access to Thompson Park, Watertown Golf Club, downtown dining and shopping, local schools, and Fort Drum.
Key Highlights
- 2,356‑square‑foot duplex on a 0.1578‑acre lot
- Two units, each with 2 bedrooms and 1.5 bathrooms
- In‑unit laundry and separate utilities for both residences
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
$19,398
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
8.25%
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%
$387,960
$388.0K
Cap Rate 7%
$277,114
$277.1K
Cap Rate 9%
$215,533
$215.5K
Market Conditions
NOI Build-Up for 2,356 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
$29.7K $12.60/SF
− Vacancy
−$2.0K −$0.84/SF
EGI
$27.7K $11.76/SF
− OpEx
−$8.3K −$3.53/SF
NOI
$19.4K $8.23/SF
Area
Jefferson County, NY
Vacancy
6.65%
Lease Rate
$12.60 /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%
$387,960
Cap Rate 7%
$277,114
Cap Rate 9%
$215,533
Alternative Uses
Best Use
Multifamily LT 5
$277.1K
$242.5K – $323.3K
NOI $19,398 @ 7.0% cap · market cap 8.25%
Second Best
Apartment 5plus
$247.9K
$216.9K – $289.2K
NOI $17,353 @ 7.0% cap · market cap 7.38%
Theoretical Best
Office A
$649.4K
$568.3K – $757.7K
NOI $45,461 @ 7.0% cap · market cap 19.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
914
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-bedroom units include 1.5 baths, in-unit laundry, separate utilities, and off-street parking.
Where is this duplex located?
The property is located at 345 Brainard Street Watertown, NY.
What is the asking price?
The asking price for this property is $235,000.
What are key features of this property?
This property features: 2,356‑square‑foot duplex on a 0.1578‑acre lot; Two units, each with 2 bedrooms and 1.5 bathrooms; In‑unit laundry and separate utilities for both residences
