Tenant-Occupied
New
For Sale
$184,900
8 Pulaski Street, Auburn, NY 13021
Residential, Auburn, NY
Property Size1,968 SF
Lot Size0.08 Acres
Price / SF$93.95
Days on Market1
Property Features for 8 Pulaski Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 1, Basement, Bedroom 3, Bedroom 2, Bedroom 4, Bathroom 1, Bedroom 5
Appliances
GasWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Middle school
Auburn Junior High
High school
Auburn High
Elementary school district
Auburn
Middle school district
Auburn
High school district
Auburn
Subdivision
Auburn-050100
Standard status
Active
APN
050100-115-028-0001-050-000-0000
Size
1,968 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
1860
Utilities
Heating system
Hot Water(Heating), Natural Gas
Water source
Public
Building Details
Year built
1890
Floors in Building
2
Number of units
2
Flooring type
Carpet, Varies, Laminate
Building materials
WoodSiding
Listing Agency:
Candy Costa Real Estate LLC
(315) 505-6609
Listed By:
Tiffany Mosher · License #10401245757
(315) 729-9725
Added: Sep 22
Last Checked: Sep 22 at 2:06PM
MLS# S1716240
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 tenant-occupied duplex at 8 Pulaski Street includes two residential units with a combined 1,968 square feet, five bedrooms, and two bathrooms. The property was built in 1890 and sits on a 0.0849-acre lot. Exterior construction includes wood siding, while interior flooring varies among carpet and laminate. A basement provides additional property space.
The building is served by public water and uses natural gas with hot-water heating. Gas water heating is also present. Its Auburn, NY location places the property near shopping, schools, and other amenities, as described for the surrounding area.
The building is served by public water and uses natural gas with hot-water heating. Gas water heating is also present. Its Auburn, NY location places the property near shopping, schools, and other amenities, as described for the surrounding area.
Key Highlights
- Two‑unit duplex with 5 bedrooms and 2 bathrooms
- 1,968 square feet of total property size
- Tenant‑occupied residential property
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
$15,839
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
8.57%
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%
$316,780
$316.8K
Cap Rate 7%
$226,271
$226.3K
Cap Rate 9%
$175,989
$176.0K
Market Conditions
NOI Build-Up for 1,968 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
$30.7K $15.60/SF
− Vacancy
−$1.9K −$0.97/SF
EGI
$28.8K $14.63/SF
− OpEx
−$13.0K −$6.58/SF
NOI
$15.8K $8.05/SF
Area
Cayuga County, NY
Vacancy
6.20%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
45.00%
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%
$316,780
Cap Rate 7%
$226,271
Cap Rate 9%
$175,989
Alternative Uses
Best Use
Multifamily LT 5
$253.9K
$222.2K – $296.3K
NOI $17,775 @ 7.0% cap · market cap 9.61%
Second Best
Apartment 5plus
$226.3K
$198.0K – $264.0K
NOI $15,839 @ 7.0% cap · market cap 8.57%
Theoretical Best
Office A
$436.2K
$381.6K – $508.9K
NOI $30,531 @ 7.0% cap · market cap 16.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
941
Businesses Nearby
Explore this area
Business Placement
Demographics for 13021, NY
38,479
Population
18,847
Households
2
Avg Household Size
44
Median Age
27%
College-Educated
91%
High-School Grad
119.2 sq mi
ZIP Area
323
Density / Sq Mi
$58,946
Median Household Income
$41,990
Median Earnings
$874
Median Rent
$169,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 occupied units with natural-gas hot-water heating and public water service.
Where is this duplex located?
The property is located at 8 Pulaski Street Auburn, NY.
What is the asking price?
The asking price for this property is $184,900.
What are key features of this property?
This property features: Two‑unit duplex with 5 bedrooms and 2 bathrooms; 1,968 square feet of total property size; Tenant‑occupied residential property
