Ranch
For Sale
$269,000
6050 Shed Road, Rome, NY 13440
Two residential units offer flexibility for rental operations or owner occupancy within the Westmoreland School District.
Property Size1,584 SF
Days on Market34
Property Features for 6050 Shed Road
General Information
Standard status
Active
Size
1,584 SF
Property subtype
Multi Family Home
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,531
Building Details
Building Size
1,584 SF
Year Built
1960
Stories
1
Units
2
Construction
Ranch
Tenancy
Multi
Listing Agency:
Pondras Homes & Hearth Realty LLC
(315) 796-6408
Listed By:
Michael S. Rahn · License #10401256732
(315) 796-6408
Source:
Homeprocny
Added: Jul 20
Changed: Aug 13
Last Checked: Aug 21 at 2:31PM
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 Pondras Homes & Hearth Realty LLC
Investment Insights
Based on property information with market context.
This ranch-style duplex was built in 1960 and contains two separate residential units. Each unit includes 2 bedrooms and 1 bath, creating a consistent layout across both sides of the property. The configuration also supports a potential return to single-family use, subject to applicable requirements.
The property is located at 6050 Shed Road in Rome, New York, within the Westmoreland School District. Two tenants are currently in place, providing an established occupancy profile. The layout allows an owner to retain both units as rentals or occupy one side while continuing to lease the other.
The property is located at 6050 Shed Road in Rome, New York, within the Westmoreland School District. Two tenants are currently in place, providing an established occupancy profile. The layout allows an owner to retain both units as rentals or occupy one side while continuing to lease the other.
Key Highlights
- Duplex with two separate residential units
- Each unit includes 2 bedrooms and 1 bath
- Built in 1960
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
$14,347
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
5.33%
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%
$286,940
$286.9K
Cap Rate 7%
$204,957
$205.0K
Cap Rate 9%
$159,411
$159.4K
Market Conditions
NOI Build-Up for 1,584 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
$21.9K $13.80/SF
− Vacancy
−$1.4K −$0.86/SF
EGI
$20.5K $12.94/SF
− OpEx
−$6.1K −$3.88/SF
NOI
$14.3K $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%
$286,940
Cap Rate 7%
$204,957
Cap Rate 9%
$159,411
Alternative Uses
Best Use
Multifamily LT 5
$205.0K
$179.3K – $239.1K
NOI $14,347 @ 7.0% cap · market cap 5.33%
Second Best
Apartment 5plus
$188.4K
$164.8K – $219.8K
NOI $13,186 @ 7.0% cap · market cap 4.90%
Theoretical Best
Office A
$417.4K
$365.2K – $487.0K
NOI $29,219 @ 7.0% cap · market cap 10.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Explore this area
Business Placement
Demographics for 13440, NY
41,024
Population
19,286
Households
2.1
Avg Household Size
42
Median Age
23%
College-Educated
88%
High-School Grad
116.5 sq mi
ZIP Area
352
Density / Sq Mi
$65,497
Median Household Income
$43,747
Median Earnings
$863
Median Rent
$155,800
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 residential units offer flexibility for rental operations or owner occupancy within the Westmoreland School District.
Where is this duplex located?
The property is located at 6050 Shed Road Rome, NY.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: Duplex with two separate residential units; Each unit includes 2 bedrooms and 1 bath; Built in 1960
