345 Brainard Street, Watertown, NY 13601
MULTI_FAMILY - Watertown, NY
- Added:
- Jun 9, 2026
- Days on Market:
- 2
- Last Refresh:
- Jun 10 at 5:06 am
Property Features for 345 Brainard Street
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 4
- Bathrooms
- 4
- Rooms
- Bedroom 2, Bedroom 4, Bathroom 4, Basement, Bathroom 2, Bedroom 3, Bathroom 3, Bedroom 1, Bathroom 1
- Parking features
- Garage
- Patio and Porch features
- Porch
- Appliances
- GasWaterHeater
- 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
- Natural Gas, Forced Air
- Water source
- Public
Building Details
- Year built
- 1920
- Floors in Building
- 2
- Number of units
- 2
- Flooring type
- Varies, Vinyl, Carpet, Laminate
- Building materials
- VinylSiding
- Roof type
- Metal, Rolled Hot Mop
Listing agent Aaron Naklick License #10401373314 (315) 778-1717
Listing office Berkshire Hathaway HomeServices CNY Realty Watn 10412 US Route 11, Suite 1, Liverpool, NY (315) 232-7355
Listing date Jun 9, 2026
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.
HighLights
- Two‑unit duplex with 2 bedrooms and 1.5 bathrooms per unit
- Tenant occupied duplex generating $24,000 annual gross rental income
- Recent improvements include a new roof, multiple replacement windows, and fresh paint
- Metal and rolled hot mop roofing; natural gas forced‑air heating
- Public water service; separate utilities for each unit
- Off‑street parking for both units plus a detached garage; includes a porch
Overview
Located at 345 Brainard Street in Watertown, NY, the property is described as being minutes from Thompson Park, Watertown Golf Club, downtown dining and shopping, local schools, and Fort Drum. The duplex is currently tenant occupied and provides separate utilities.
From an ownership standpoint, the current tenant occupancy and separate utilities are practical considerations for managing two households within one building. The property generates $24,000 in annual gross rental income based on the information provided. With the exterior and key updates already completed, the next owner can focus on ongoing operations while maintaining a well cared-for residential income asset.
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $29.7k | $12.60 |
| − Vacancy | −$2.0k | −$0.84 |
| EGI | $27.7k | $11.76 |
| − OpEx | −$8.3k | −$3.53 |
| NOI | $19.4k | $8.23 |
Alternative Uses
Current Use by Public Records
Location Insight
- Map
- Local Demand
- City
- Watertown
- County
- Jefferson
- State
- New York
- Longitude
- -75.903465
- Latitude
- 43.965559
