Two-Unit Duplex With Central
For Sale
$329,000
Pending
6651 W Hill Road, Deansboro, NY 13328
Residential, Deansboro, NY
Property Size1,630 SF
Lot Size9.30 Acres
Days on Market140
Property Features for 6651 W Hill Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 2, Bedroom 4, Bedroom 1, Bathroom 2, Bathroom 1, Basement
Parking features
Garage
Appliances
ElectricWaterHeater
Subdivision
Brothertown
Lot features
Rectangular, Rectangular Lot, Rural Lot
Elementary school district
Waterville
Middle school district
Waterville
High school district
Waterville
Standard status
Pending
APN
304689-363-000-0002-006-000-0000
Size
1,630 SF
Lot size
9.30 Acres
Taxes and HOA fees
Tax Annual Amount
6193
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Propane (Heating)
Cooling system
Central Air
Water source
Well
Building Details
Year built
1920
Floors in Building
2
Number of units
2
Flooring type
Hardwood, Vinyl, Varies, Tile
Building materials
WoodSiding
Listing Agency:
Keller Williams Syracuse · Keller Williams Realty
(315) 701-6900
Listed By:
Kelly Ryan Vidakovic · License #10401319715
(315) 701-6900
Added: Apr 10
Changed: Aug 19
Last Checked: Aug 27 at 9:06AM
MLS# S1672689
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.
This two-family duplex offers two nearly identical units with bedrooms and baths arranged one per floor. Each unit includes two bedrooms and one bath, with flooring that varies by area and includes vinyl, tile, and hardwood. The home is heated by forced air with propane, has central air cooling, and includes an electric water heater. Built in 1920, the property also features a detached garage/barn with attic storage, adding practical space for vehicles, equipment, or overflow storage.
Outside, the duplex sits on 9.3 acres with panoramic views. The home uses well water and septic tank service. Parking is available with the detached garage.
The layout supports a variety of living arrangements while keeping each unit self-contained and light-filled, making the property suited for owner-occupancy or rental use.
Outside, the duplex sits on 9.3 acres with panoramic views. The home uses well water and septic tank service. Parking is available with the detached garage.
The layout supports a variety of living arrangements while keeping each unit self-contained and light-filled, making the property suited for owner-occupancy or rental use.
Key Highlights
- 9.3‑acre property with panoramic views
- Two nearly identical units, one per floor
- Each unit has 2 bedrooms and 1 bath
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
$14,763
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
4.49%
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%
$295,260
$295.3K
Cap Rate 7%
$210,900
$210.9K
Cap Rate 9%
$164,033
$164.0K
Market Conditions
NOI Build-Up for 1,630 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
$22.5K $13.80/SF
− Vacancy
−$1.4K −$0.86/SF
EGI
$21.1K $12.94/SF
− OpEx
−$6.3K −$3.88/SF
NOI
$14.8K $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%
$295,260
Cap Rate 7%
$210,900
Cap Rate 9%
$164,033
Alternative Uses
Best Use
Multifamily LT 5
$210.9K
$184.5K – $246.1K
NOI $14,763 @ 7.0% cap · market cap 4.49%
Second Best
Apartment 5plus
$193.8K
$169.6K – $226.2K
NOI $13,569 @ 7.0% cap · market cap 4.12%
Theoretical Best
Office A
$429.5K
$375.9K – $501.1K
NOI $30,068 @ 7.0% cap · market cap 9.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Explore this area
Business Placement
Demographics for 13328, NY
1,147
Population
580
Households
2
Avg Household Size
45
Median Age
26%
College-Educated
96%
High-School Grad
15.7 sq mi
ZIP Area
73
Density / Sq Mi
$95,000
Median Household Income
$52,833
Median Earnings
$863
Median Rent
$200,800
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 - Duplex set on 9.3 acres with central air, forced-air propane heat, and two self-contained units with matched layouts.
Where is this duplex located?
The property is located at 6651 W Hill Road Deansboro, NY.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: 9.3‑acre property with panoramic views; Two nearly identical units, one per floor; Each unit has 2 bedrooms and 1 bath
