Two-Unit Duplex With Common
For Sale
$279,000
7-9 Reynolds Avenue, Oneonta, NY 13820
MULTI_FAMILY - Oneonta, NY
Property Size2,050 SF
Price / SF$136.10
Days on Market97
Property Features for 7-9 Reynolds Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2, Bedroom 3, Bedroom 5, Bedroom 2, Bedroom 6, Basement, Bedroom 1, Bedroom 4
Parking features
Driveway
Appliances
ElectricWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Oneonta
Middle school district
Oneonta
High school district
Oneonta
Subdivision
Oneonta-City-361200
Standard status
Active
APN
300.5-3-12
Size
2,050 SF
Taxes and HOA fees
Tax Annual Amount
3359
Utilities
Heating system
Forced Air, Electric (Heating), Natural Gas
Water source
Public
Amenities
common-area laundry
off-street parking
Building Details
Year built
1960
Floors in Building
2
Number of units
2
Flooring type
Carpet, Varies, Hardwood
Building materials
CompositeSiding, VinylSiding
Listing Agency:
Keller Williams Upstate NY Properties · Keller Williams Realty
(607) 431-2540
Listed By:
Stacey L. Camilleri · License #40CH1109154
(607) 376-2279
Added: May 15
Changed: Aug 16
Last Checked: Aug 19 at 4:06AM
MLS# R1676098
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-unit duplex at 7-9 Reynolds Avenue offers a straightforward income layout with two apartments in the same building. Each unit features three bedrooms, one full bathroom, a formal dining room, and a living room. A common-area laundry space serves the building, and the property includes a basement. The home was built in 1960 and totals 2,050 square feet.
Improvements throughout include updated kitchens with updated plumbing and electrical systems. Recent upgrades include a brand-new front porch and new electric baseboard heating for the upstairs apartment, while the downstairs unit uses forced air heating. Heating is supported by natural gas and electric (heating) sources, and the property includes an electric water heater.
Exterior materials include composite siding and vinyl siding, with flooring that varies by area and includes carpet and hardwood. Water service is provided by public sources, and off-street parking is available via a driveway.
Improvements throughout include updated kitchens with updated plumbing and electrical systems. Recent upgrades include a brand-new front porch and new electric baseboard heating for the upstairs apartment, while the downstairs unit uses forced air heating. Heating is supported by natural gas and electric (heating) sources, and the property includes an electric water heater.
Exterior materials include composite siding and vinyl siding, with flooring that varies by area and includes carpet and hardwood. Water service is provided by public sources, and off-street parking is available via a driveway.
Key Highlights
- Two‑unit duplex with a common‑area laundry space
- Each unit has three bedrooms, one full bathroom, formal dining room, and living room
- 2,050 SF building 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
$17,900
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
6.42%
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%
$358,000
$358.0K
Cap Rate 7%
$255,714
$255.7K
Cap Rate 9%
$198,889
$198.9K
Market Conditions
NOI Build-Up for 2,050 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
$27.1K $13.20/SF
− Vacancy
−$1.5K −$0.73/SF
EGI
$25.6K $12.47/SF
− OpEx
−$7.7K −$3.74/SF
NOI
$17.9K $8.73/SF
Area
Otsego County, NY
Vacancy
5.50%
Lease Rate
$13.20 /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%
$358,000
Cap Rate 7%
$255,714
Cap Rate 9%
$198,889
Alternative Uses
Best Use
Multifamily LT 5
$255.7K
$223.8K – $298.3K
NOI $17,900 @ 7.0% cap · market cap 6.42%
Second Best
Apartment 5plus
$238.7K
$208.9K – $278.5K
NOI $16,710 @ 7.0% cap · market cap 5.99%
Theoretical Best
Office A
$565.1K
$494.5K – $659.3K
NOI $39,557 @ 7.0% cap · market cap 14.18%
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
939
Businesses Nearby
Explore this area
Business Placement
Demographics for 13820, NY
21,605
Population
10,083
Households
2.1
Avg Household Size
30
Median Age
40%
College-Educated
91%
High-School Grad
107.3 sq mi
ZIP Area
201
Density / Sq Mi
$66,217
Median Household Income
$26,154
Median Earnings
$983
Median Rent
$176,300
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-unit duplex with each unit offering three bedrooms, shared laundry space, and off-street parking via a driveway.
Where is this duplex located?
The property is located at 7-9 Reynolds Avenue Oneonta, NY.
What is the asking price?
The asking price for this property is $279,000.
What are key features of this property?
This property features: Two‑unit duplex with a common‑area laundry space; Each unit has three bedrooms, one full bathroom, formal dining room, and living room; 2,050 SF building built in 1960
