Duplex with In-Unit
For Sale
$219,900
420 William Street, Dexter, NY 13634
Two apartments provide distinct layouts, private laundry, off-street parking, and separately metered utilities.
Property Size1,948 SF
Days on Market71
Property Features for 420 William Street
General Information
Standard status
Active
Size
1,948 SF
Property subtype
Multi Family Home
Units
Unit Mix
1 x 1BR/1BA, 1 x 2BR/1.5BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,205
Building Details
Building Size
1,948 SF
Year Built
1840
Buildings
1
Stories
1
Units
2
Listing Agency:
First Choice Real Estate
(315) 221-4673
Listed By:
Kiersten O'Connor
Source:
Northstarwny
Added: Jun 22
Changed: Aug 29
Last Checked: Aug 30 at 5:33PM
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 First Choice Real Estate
Investment Insights
Based on property information with market context.
Located at 420 William Street in Dexter, NY, this duplex contains two separate apartments with varied layouts. The upper residence offers 1 bedroom, 1 bathroom, an eat-in kitchen, and an enclosed porch entry. The lower apartment includes 2 bedrooms, 1.5 bathrooms, and a covered front porch.
Both units have their own in-unit laundry, off-street parking, and separate utility meters. The property was built in 1840 and provides distinct residential spaces within one duplex configuration.
Both units have their own in-unit laundry, off-street parking, and separate utility meters. The property was built in 1840 and provides distinct residential spaces within one duplex configuration.
Key Highlights
- Two‑unit duplex at 420 William Street, Dexter, NY 13634
- Upper apartment includes 1 bedroom, 1 bathroom, eat‑in kitchen, and enclosed porch entry
- Lower apartment offers 2 bedrooms, 1.5 bathrooms, and a covered front porch
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
$16,039
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
7.29%
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%
$320,780
$320.8K
Cap Rate 7%
$229,129
$229.1K
Cap Rate 9%
$178,211
$178.2K
Market Conditions
NOI Build-Up for 1,948 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
$24.5K $12.60/SF
− Vacancy
−$1.6K −$0.84/SF
EGI
$22.9K $11.76/SF
− OpEx
−$6.9K −$3.53/SF
NOI
$16.0K $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%
$320,780
Cap Rate 7%
$229,129
Cap Rate 9%
$178,211
Alternative Uses
Best Use
Multifamily LT 5
$229.1K
$200.5K – $267.3K
NOI $16,039 @ 7.0% cap · market cap 7.29%
Second Best
Apartment 5plus
$205.0K
$179.4K – $239.1K
NOI $14,348 @ 7.0% cap · market cap 6.52%
Theoretical Best
Office A
$537.0K
$469.9K – $626.5K
NOI $37,589 @ 7.0% cap · market cap 17.09%
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
84
Businesses Nearby
Explore this area
Business Placement
Demographics for 13634, NY
3,999
Population
2,046
Households
2
Avg Household Size
45
Median Age
25%
College-Educated
95%
High-School Grad
48.4 sq mi
ZIP Area
83
Density / Sq Mi
$90,461
Median Household Income
$47,215
Median Earnings
$731
Median Rent
$214,800
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 provide distinct layouts, private laundry, off-street parking, and separately metered utilities.
Where is this duplex located?
The property is located at 420 William Street Dexter, NY.
What is the asking price?
The asking price for this property is $219,900.
What are key features of this property?
This property features: Two‑unit duplex at 420 William Street, Dexter, NY 13634; Upper apartment includes 1 bedroom, 1 bathroom, eat‑in kitchen, and enclosed porch entry; Lower apartment offers 2 bedrooms, 1.5 bathrooms, and a covered front porch
