Building Details

Building Size 2,778 SF

Year Built 1950

Stories 1

Units 2

Listing Agency: m***@gmail.com Show Phone

Listed By: Mandy Saloski Show Phone

Source: Elliman

Added: Jun 10 Changed: Aug 8 Last Checked: Aug 9 at 9:39AM

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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 Mandy Saloski

Investment Insights

Based on property information with market context.

This unique two-home income property includes two updated residences on 2.07 acres, originally built as a family compound with a mother/grandmother home and a son/daughter-in-law home. The combined square footage is 2,778, with one home at #7610 offering 1,947 square feet and the other at #7604 offering 831 square feet. Both homes are presented as updated and ready for new ownership.

The property is conveniently located near Routes 690 and I-90, supporting access to regional destinations. The setting provides a standalone feel with room on the site for day-to-day use.

For buyers seeking a manageable owner-occupant or rental setup, the layout offers two distinct homes on one parcel. With both units described as updated, it may be well suited for investors looking for a turn-ready configuration or owner-occupants who want space while retaining a separate additional residence.

Key Highlights

• Two separate updated homes on 2.07 acres in Baldwinsville
• Includes 1,947 SF at #7610 and 831 SF at #7604 (combined 2,778 SF)
• Originally built as a family compound with mother/grandmother and son/daughter‑in‑law homes

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

$29,559

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

7.99%

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%

$591,180 $591.2K

Cap Rate 7%

$422,271 $422.3K

Cap Rate 9%

$328,433 $328.4K

Market Conditions

NOI Build-Up for 2,778 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

$45.0K $16.20/SF

− Vacancy

−$2.8K −$1.00/SF

EGI

$42.2K $15.20/SF

− OpEx

−$12.7K −$4.56/SF

NOI

$29.6K $10.64/SF

Area

Onondaga County, NY

Vacancy

6.17%

Lease Rate

$16.20 /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%

$591,180

Cap Rate 7%

$422,271

Cap Rate 9%

$328,433

Alternative Uses

Best Use

Multifamily LT 5

$422.3K

$369.5K – $492.7K (±1% cap)

NOI $29,559 @ 7.0% cap · market cap 7.99%

Second Best

Apartment 5plus

$374.7K

$327.9K – $437.2K (±1% cap)

NOI $26,229 @ 7.0% cap · market cap 7.09%

Theoretical Best

Office A

$482.8K

$422.4K – $563.3K (±1% cap)

NOI $33,795 @ 7.0% cap · market cap 9.14%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Real Estate Agency Law Firm Hair Salon Restaurant Spa & Massage Center Building Supply

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

72

Businesses Nearby

Explore this area Business Placement

Demographics for 13027, NY

34,507

Population

15,276

Households

2.3

Avg Household Size

44

Median Age

45%

College-Educated

96%

High-School Grad

67.0 sq mi

ZIP Area

515

Density / Sq Mi

$91,369

Median Household Income

$55,805

Median Earnings

$1,258

Median Rent

$226,500

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Updated duplex-style property with two separate homes on 2.07 acres, ready for new owners.

Where is this duplex located?

The property is located at 7604-7610 Van Buren Rd 7604 Van Buren, NY.

What is the asking price?

The asking price for this property is $369,900.

What are key features of this property?

This property features: Two separate updated homes on 2.07 acres in Baldwinsville; Includes 1,947 SF at #7610 and 831 SF at #7604 (combined 2,778 SF); Originally built as a family compound with mother/grandmother and son/daughter‑in‑law homes