Brick Triplex with Full
New
For Sale
$375,000
5836-5840 Glendora Road 5836, Cicero, NY 13039
Three-unit residential property with basement laundry facilities and additional storage space.
Property Size3,248 SF
Days on Market7
Property Features for 5836-5840 Glendora Road 5836
General Information
Standard status
Active
Size
3,248 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$8,303
Building Details
Building Size
3,248 SF
Year Built
1970
Listing Agency:
Candy Costa Real Estate LLC
(315) 447-0668
Listed By:
Candy Costa · License #10491209117
(315) 447-0668
Source:
Griffith-realty
Added: Aug 24
Changed: Aug 29
Last Checked: Aug 29 at 10:42PM
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 Candy Costa Real Estate LLC
Investment Insights
Based on property information with market context.
This brickstone-style triplex, built in 1970, contains three residential units with spacious living areas. Each unit offers three bedrooms and one-and-a-half baths, providing a consistent layout across the building. A full basement adds shared laundry facilities and storage space.
Located on Glendora Road in Cicero, the property is minutes from the Micron chip plant and near major highways, shopping, dining, Oneida Lake, and everyday amenities. The three-unit configuration and on-site basement facilities create a straightforward multifamily layout for residential occupancy.
Located on Glendora Road in Cicero, the property is minutes from the Micron chip plant and near major highways, shopping, dining, Oneida Lake, and everyday amenities. The three-unit configuration and on-site basement facilities create a straightforward multifamily layout for residential occupancy.
Key Highlights
- Three‑unit brickstone‑style multifamily property
- Each unit includes 3 bedrooms and 1.5 baths
- Full basement with laundry facilities and additional storage
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
$30,666
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
8.18%
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%
$613,320
$613.3K
Cap Rate 7%
$438,086
$438.1K
Cap Rate 9%
$340,733
$340.7K
Market Conditions
NOI Build-Up for 3,248 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
$59.6K $18.36/SF
− Vacancy
−$3.9K −$1.19/SF
EGI
$55.8K $17.17/SF
− OpEx
−$25.1K −$7.72/SF
NOI
$30.7K $9.44/SF
Area
Onondaga County, NY
Vacancy
6.50%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
45.00%
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%
$613,320
Cap Rate 7%
$438,086
Cap Rate 9%
$340,733
Alternative Uses
Best Use
Multifamily LT 5
$493.7K
$432.0K – $576.0K
NOI $34,560 @ 7.0% cap · market cap 9.22%
Second Best
Apartment 5plus
$438.1K
$383.3K – $511.1K
NOI $30,666 @ 7.0% cap · market cap 8.18%
Theoretical Best
Office A
$564.5K
$493.9K – $658.5K
NOI $39,512 @ 7.0% cap · market cap 10.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
310
Businesses Nearby
Explore this area
Business Placement
Demographics for 13039, NY
17,485
Population
7,241
Households
2.4
Avg Household Size
44
Median Age
38%
College-Educated
96%
High-School Grad
23.6 sq mi
ZIP Area
741
Density / Sq Mi
$108,694
Median Household Income
$55,445
Median Earnings
$1,055
Median Rent
$228,800
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?
Triplex - Three-unit residential property with basement laundry facilities and additional storage space.
Where is this triplex located?
The property is located at 5836-5840 Glendora Road 5836 Cicero, NY.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Three‑unit brickstone‑style multifamily property; Each unit includes 3 bedrooms and 1.5 baths; Full basement with laundry facilities and additional storage
