Quadplex with In-Unit
For Sale
$589,000
Pending
55 Utica Street, Clinton, NY 13323
MULTI_FAMILY - Clinton, NY
Property Size2,746 SF
Lot Size0.88 Acres
Days on Market276
Property Features for 55 Utica Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
8
Bathrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bathroom 6, Bathroom 5, Bedroom 3, Bedroom 6, Bedroom 7, Bathroom 3, Bathroom 4, Bedroom 2, Bedroom 8, Bathroom 2, Bathroom 1, Basement, Bedroom 1, Bedroom 4, Bedroom 5
Interior features
NaturalWoodwork
Appliances
GasWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Clinton
Middle school district
Clinton
High school district
Clinton
Directions
From the village green, travel north on Utica St the home will be on the left.
Subdivision
Clinton-Village-304001
Standard status
Pending
APN
304001-337-015-0002-054-000-0000
Size
2,746 SF
Lot size
0.88 Acres
Taxes and HOA fees
Tax Annual Amount
6575
Utilities
Heating system
Natural Gas, Forced Air, Electric (Heating)
Cooling system
Wall Unit(s)
Water source
Public
Amenities
in-unit laundry
Building Details
Year built
1900
Floors in Building
2
Number of units
4
Flooring type
Hardwood, Tile, Varies, Vinyl, Laminate
Building materials
WoodSiding, CopperPlumbing, PexPlumbing
Listing Agency:
Benn Realty
(315) 831-5061
Listed By:
John P. McCann · License #10301211594
(315) 534-1925
Added: Nov 13, 2025
Changed: Aug 4
Last Checked: Aug 16 at 9:06PM
MLS# S1650571
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.
Two-building quadplex at 55 Utica Street in the Village of Clinton, NY, offering four total units. Three of the four units have been completely renovated since 2021. Each unit features in-unit laundry, with hardwood and other mixed flooring throughout.
The unit mix includes two 3-bedroom, 1.5-bath units and two 1-bedroom, 1-bath units. The property was built in 1900 and uses wood siding with copper and PEX plumbing. Heating is provided by natural gas forced air and electric heating, with wall unit cooling. A gas water heater serves the building, and the water source is public.
With the combination of two- and three-bedroom options plus in-unit laundry, the layout is designed to support a broad range of tenant needs. The property includes a basement and natural woodwork, and totals 2,746 square feet on a 0.8849-acre lot.
The unit mix includes two 3-bedroom, 1.5-bath units and two 1-bedroom, 1-bath units. The property was built in 1900 and uses wood siding with copper and PEX plumbing. Heating is provided by natural gas forced air and electric heating, with wall unit cooling. A gas water heater serves the building, and the water source is public.
With the combination of two- and three-bedroom options plus in-unit laundry, the layout is designed to support a broad range of tenant needs. The property includes a basement and natural woodwork, and totals 2,746 square feet on a 0.8849-acre lot.
Key Highlights
- Two‑building quadplex with four total units
- Three of four units renovated since 2021
- In‑unit laundry in each unit
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
$24,871
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
4.22%
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%
$497,420
$497.4K
Cap Rate 7%
$355,300
$355.3K
Cap Rate 9%
$276,344
$276.3K
Market Conditions
NOI Build-Up for 2,746 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
$37.9K $13.80/SF
− Vacancy
−$2.4K −$0.86/SF
EGI
$35.5K $12.94/SF
− OpEx
−$10.7K −$3.88/SF
NOI
$24.9K $9.06/SF
Area
Oneida County, NY
Vacancy
6.24%
Lease Rate
$13.80 /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%
$497,420
Cap Rate 7%
$355,300
Cap Rate 9%
$276,344
Alternative Uses
Best Use
Multifamily LT 5
$355.3K
$310.9K – $414.5K
NOI $24,871 @ 7.0% cap · market cap 4.22%
Second Best
Apartment 5plus
$326.6K
$285.7K – $381.0K
NOI $22,859 @ 7.0% cap · market cap 3.88%
Theoretical Best
Office A
$723.6K
$633.2K – $844.2K
NOI $50,654 @ 7.0% cap · market cap 8.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
327
Businesses Nearby
Explore this area
Business Placement
Demographics for 13323, NY
11,415
Population
4,664
Households
2.4
Avg Household Size
43
Median Age
49%
College-Educated
97%
High-School Grad
38.9 sq mi
ZIP Area
293
Density / Sq Mi
$82,060
Median Household Income
$42,768
Median Earnings
$1,126
Median Rent
$231,600
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?
Quadplex - Two-building quadplex with in-unit laundry, unit mix of two 3-bedroom units and two 1-bedroom units, and public water.
Where is this quadplex located?
The property is located at 55 Utica Street Clinton, NY.
What is the asking price?
The asking price for this property is $589,000.
What are key features of this property?
This property features: Two‑building quadplex with four total units; Three of four units renovated since 2021; In‑unit laundry in each unit
