Two-Family Duplex with
For Sale
$560,000
Pending
826 Ackerman Avenue #28, Syracuse, NY 13210
Two four-bedroom levels offer separate residential layouts, with occupants responsible for utilities and Wi-Fi.
Property Size2,234 SF
Days on Market12
Property Features for 826 Ackerman Avenue #28
General Information
Standard status
Pending
Size
2,234 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 4BR
Multifamily Units
2
Building Details
Building Size
2,234 SF
Year Built
1915
Buildings
1
Stories
2
Listing Agency:
Acropolis Realty Group LLC
Listed By:
Andrea Bucci · License #40BU0998964
(315) 396-0493
Source:
Stacyfaunce.kw
Added: Aug 22
Changed: Aug 31
Last Checked: Sep 1 at 2:44PM
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 Acropolis Realty Group LLC
Investment Insights
Based on property information with market context.
This two-family duplex contains eight bedrooms arranged across two four-bedroom levels, with one residence on each floor. The property was built in 1915 and includes a large parking area. Occupants pay their own utilities and Wi-Fi expenses.
The duplex is situated close to campus and is offered only as part of a combined acquisition with the 9-unit building at 423 Euclid Ave, MLS # S1709191.
The duplex is situated close to campus and is offered only as part of a combined acquisition with the 9-unit building at 423 Euclid Ave, MLS # S1709191.
Key Highlights
- Eight total bedrooms configured as two four‑bedroom residences
- Large parking area
- Built in 1915
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
$23,770
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
4.24%
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%
$475,400
$475.4K
Cap Rate 7%
$339,571
$339.6K
Cap Rate 9%
$264,111
$264.1K
Market Conditions
NOI Build-Up for 2,234 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
$36.2K $16.20/SF
− Vacancy
−$2.2K −$1.00/SF
EGI
$34.0K $15.20/SF
− OpEx
−$10.2K −$4.56/SF
NOI
$23.8K $10.64/SF
Area
Syracuse, 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%
$475,400
Cap Rate 7%
$339,571
Cap Rate 9%
$264,111
Alternative Uses
Best Use
Multifamily LT 5
$339.6K
$297.1K – $396.2K
NOI $23,770 @ 7.0% cap · market cap 4.24%
Second Best
Apartment 5plus
$301.3K
$263.7K – $351.6K
NOI $21,093 @ 7.0% cap · market cap 3.77%
Theoretical Best
Office A
$388.2K
$339.7K – $453.0K
NOI $27,177 @ 7.0% cap · market cap 4.85%
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
764
Businesses Nearby
Explore this area
Business Placement
Demographics for 13210, NY
23,150
Population
9,774
Households
2.4
Avg Household Size
27
Median Age
50%
College-Educated
92%
High-School Grad
3.8 sq mi
ZIP Area
6,092
Density / Sq Mi
$38,783
Median Household Income
$20,554
Median Earnings
$1,081
Median Rent
$167,200
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 four-bedroom levels offer separate residential layouts, with occupants responsible for utilities and Wi-Fi.
Where is this duplex located?
The property is located at 826 Ackerman Avenue #28 Syracuse, NY.
What is the asking price?
The asking price for this property is $560,000.
What are key features of this property?
This property features: Eight total bedrooms configured as two four‑bedroom residences; Large parking area; Built in 1915
