Building Details

Building Size 3,272 SF

Year Built 1850

Stories 3

Units 3

Construction farmhouse

Listing Agency: Berkshire Hathaway HomeServices CNY Realty

Listed By: Karen Peebles · License #10301210000 Show Phone

Source: Elliman

Added: Oct 7 Changed: Oct 19 Last Checked: Oct 23 at 9:45AM

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Review the available facts, identify missing information and prepare questions for the agent.

What should I ask the agent before proceeding? What information is missing from this listing?

Investment Insights

Based on property information with market context.

Built in 1850, this farmhouse is configured as a three-unit rental property, including two apartments on the main floor. Interior details include built-in cabinetry, wood finishes, and French-style doors. A partially finished attic adds to the existing layout, while the property requires substantial updating and restoration. A barn provides additional storage space.

Advertising signs on the parcel generate income. The property is located on the outskirts of town.

Key Highlights

• Three rental units, including two apartments on the main floor
• Built in 1850
• Partially finished attic

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$26,983

Cap Rate

7.29%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$539,660 $539.7K

Cap Rate 7%

$385,471 $385.5K

Cap Rate 9%

$299,811 $299.8K

Is this asking price fair?

Market Conditions

NOI Build-Up for 3,272 SF

Gross rent

$41.2K $12.60/SF

− Vacancy

−$2.7K −$0.82/SF

EGI

$38.5K $11.78/SF

− OpEx

−$11.6K −$3.53/SF

NOI

$27.0K $8.25/SF

Area

Oswego County, NY

Vacancy

6.50%

Lease Rate

$12.60 /SF/Yr

Expense Ratio

30.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$539,660

Cap Rate 7%

$385,471

Cap Rate 9%

$299,811

Alternative Uses

Best Use

Multifamily LT 5

$385.5K

$337.3K – $449.7K (±1% cap)

NOI $26,983 @ 7.0% cap · market cap 7.29%

Second Best

Apartment 5plus

$358.6K

$313.8K – $418.4K (±1% cap)

NOI $25,101 @ 7.0% cap · market cap 6.78%

Theoretical Best

Office A

$652.6K

$571.1K – $761.4K (±1% cap)

NOI $45,684 @ 7.0% cap · market cap 12.35%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Lease Details

3

Residential units

Location Intelligence

Trade Area within ½ mile

61

Businesses Nearby

Explore this area Business Placement

Demographics for 13145, NY

1,793

Population

1,063

Households

1.7

Avg Household Size

44

Median Age

22%

College-Educated

88%

High-School Grad

15.6 sq mi

ZIP Area

115

Density / Sq Mi

$50,238

Median Household Income

$40,078

Median Earnings

$781

Median Rent

$138,900

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Frequently Asked Questions

What type of property is this?

Triplex - An 1850 farmhouse is arranged as a three-unit rental property with a partially finished attic and a separate barn.

Where is this triplex located?

The property is located at 6188 N Main St Sandy Creek, NY.

What is the asking price?

The asking price for this property is $370,000.

What are key features of this property?

This property features: Three rental units, including two apartments on the main floor; Built in 1850; Partially finished attic