Two-Unit Brick
For Sale
$215,000
5579 Valley Road, Whitesboro, NY 13492
Well-maintained two-unit brick duplex with private entrances and two bedrooms per apartment, plus a 6-car pole barn.
Property Size1,792 SF
Days on Market27
Property Features for 5579 Valley Road
General Information
Standard status
Active
Size
1,792 SF
Total Parking Spaces
6
Property subtype
Multi Family Home
Taxes and HOA fees
Annual Taxes
$3,470
Building Details
Building Size
1,792 SF
Year Built
1880
Buildings
2
Stories
2
Units
2
Construction
brick
Tenancy
Multi
Listing Agency:
Acropolis Realty Group LLC
(315) 525-1377
Listed By:
Paul F. Sacco
(315) 525-1377
Source:
Homeprocny
Added: Jul 29
Changed: Aug 23
Last Checked: Aug 23 at 10:58AM
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 Acropolis Realty Group LLC
Investment Insights
Based on property information with market context.
Opportunity meets versatility in this well-maintained two-unit brick duplex. Each unit offers two bedrooms and one full bath, with its own private entrance and clean, comfortable living space ready for personal touches. The home features state-of-the-art heating and hot water systems.
Set on a large parcel with a spacious yard and plenty of privacy, the property also includes a newer 6-car pole barn, providing covered space that can support storage, a workshop, or vehicle parking.
The property is offered “as is,” as seen. Built in 1880, this duplex combines separate unit access with practical on-site outbuilding space.
Set on a large parcel with a spacious yard and plenty of privacy, the property also includes a newer 6-car pole barn, providing covered space that can support storage, a workshop, or vehicle parking.
The property is offered “as is,” as seen. Built in 1880, this duplex combines separate unit access with practical on-site outbuilding space.
Key Highlights
- Two‑unit brick duplex with private entrances for each apartment
- Two bedrooms and one full bath per unit
- State‑of‑the‑art heating and hot water systems
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
$16,231
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
7.55%
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%
$324,620
$324.6K
Cap Rate 7%
$231,871
$231.9K
Cap Rate 9%
$180,344
$180.3K
Market Conditions
NOI Build-Up for 1,792 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
$24.7K $13.80/SF
− Vacancy
−$1.5K −$0.86/SF
EGI
$23.2K $12.94/SF
− OpEx
−$7.0K −$3.88/SF
NOI
$16.2K $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%
$324,620
Cap Rate 7%
$231,871
Cap Rate 9%
$180,344
Alternative Uses
Best Use
Multifamily LT 5
$231.9K
$202.9K – $270.5K
NOI $16,231 @ 7.0% cap · market cap 7.55%
Second Best
Apartment 5plus
$213.1K
$186.5K – $248.6K
NOI $14,918 @ 7.0% cap · market cap 6.94%
Theoretical Best
Office A
$472.2K
$413.2K – $550.9K
NOI $33,056 @ 7.0% cap · market cap 15.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
32
Businesses Nearby
Explore this area
Business Placement
Demographics for 13492, NY
11,457
Population
4,983
Households
2.3
Avg Household Size
44
Median Age
37%
College-Educated
95%
High-School Grad
15.3 sq mi
ZIP Area
749
Density / Sq Mi
$84,543
Median Household Income
$48,005
Median Earnings
$920
Median Rent
$192,200
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 - Well-maintained two-unit brick duplex with private entrances and two bedrooms per apartment, plus a 6-car pole barn.
Where is this duplex located?
The property is located at 5579 Valley Road Whitesboro, NY.
What is the asking price?
The asking price for this property is $215,000.
What are key features of this property?
This property features: Two‑unit brick duplex with private entrances for each apartment; Two bedrooms and one full bath per unit; State‑of‑the‑art heating and hot water systems
