Duplex with C-5
For Sale
$290,000
77 Oak St, Binghamton, NY 13905
Two-unit residential property in Binghamton’s established West Side student-housing market, near Downtown Binghamton and neighborhood amenities.
Property Size2,046 SF
Days on Market10
Property Features for 77 Oak St
General Information
Standard status
Active
Size
2,046 SF
Property subtype
Multifamily
Zoning
C-5
Property Condition
Severity
Minor
Evidence
renovations needed
Additional Details
Asking Price
$290,000
Multifamily Units
2
Building Details
Building Size
2,046 SF
Year Built
1910
Listing Agency:
(607) 621-0439
Listed By:
Scott Warren, CCIM, CIREC · License #NY #10491212432
(607) 621-0439
Source:
Svn
Added: Aug 12
Changed: Aug 17
Last Checked: Aug 20 at 5:57AM
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 Scott Warren, CCIM, CIREC
Investment Insights
Based on property information with market context.
Built in 1910, this two-unit residential property is located at 77 Oak St in Binghamton’s West Side. The property is offered in as-is condition and requires renovations, providing a clear opportunity to reposition the existing duplex for continued residential income use.
The property carries C-5 zoning and sits within an established student-housing market. Its location is described as being within walking distance of Downtown Binghamton and nearby neighborhood amenities, adding convenient access to the surrounding area.
The property carries C-5 zoning and sits within an established student-housing market. Its location is described as being within walking distance of Downtown Binghamton and nearby neighborhood amenities, adding convenient access to the surrounding area.
Key Highlights
- Duplex property built in 1910
- C‑5 zoning
- Offered in as‑is condition
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
$18,282
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
6.30%
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%
$365,640
$365.6K
Cap Rate 7%
$261,171
$261.2K
Cap Rate 9%
$203,133
$203.1K
Market Conditions
NOI Build-Up for 2,046 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
$28.2K $13.80/SF
− Vacancy
−$2.1K −$1.04/SF
EGI
$26.1K $12.77/SF
− OpEx
−$7.8K −$3.83/SF
NOI
$18.3K $8.94/SF
Area
Broome County, NY
Vacancy
7.50%
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%
$365,640
Cap Rate 7%
$261,171
Cap Rate 9%
$203,133
Alternative Uses
Best Use
Multifamily LT 5
$261.2K
$228.5K – $304.7K
NOI $18,282 @ 7.0% cap · market cap 6.30%
Second Best
Apartment 5plus
$243.5K
$213.1K – $284.1K
NOI $17,045 @ 7.0% cap · market cap 5.88%
Theoretical Best
Office A
$507.6K
$444.2K – $592.2K
NOI $35,532 @ 7.0% cap · market cap 12.25%
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
2,198
Businesses Nearby
Explore this area
Business Placement
Demographics for 13905, NY
27,672
Population
13,774
Households
2
Avg Household Size
36
Median Age
37%
College-Educated
91%
High-School Grad
28.2 sq mi
ZIP Area
981
Density / Sq Mi
$53,757
Median Household Income
$30,359
Median Earnings
$993
Median Rent
$137,700
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 residential property in Binghamton’s established West Side student-housing market, near Downtown Binghamton and neighborhood amenities.
Where is this duplex located?
The property is located at 77 Oak St Binghamton, NY.
What is the asking price?
The asking price for this property is $290,000.
What are key features of this property?
This property features: Duplex property built in 1910; C‑5 zoning; Offered in as‑is condition
