Side-by-Side Duplex with Large
For Sale
$229,900
8337 S Main St, Evans Mills, NY 13637
Two-story duplex with separate electrical meters and panels serving its distinct residential units.
Property Size1,860 SF
Price / SF$123.60
Days on Market27
Property Features for 8337 S Main St
General Information
Standard status
Active
Size
1,860 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1830
Buildings
1
Stories
2
Listing Agency:
Bridgeview Real Estate
(315) 782-9292
Listed By:
Jennifer L Flynn · License #10491211015
Source:
Skinnercnyrealty
Added: Aug 4
Changed: Aug 29
Last Checked: Aug 29 at 5:35PM
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 Bridgeview Real Estate
Investment Insights
Based on property information with market context.
This 1,860-square-foot duplex has a side-by-side configuration across two stories, with separate living areas and independent electrical meters and panels. One unit contains 3 bedrooms and 2 full bathrooms; the other includes 2 bedrooms and 1 full bathroom. A first-floor bathroom has been recently updated, and the property includes a large yard. The layout is currently arranged for two-unit occupancy and may also be converted to a single-family residence.
The property is located at 8337 S Main St in Evans Mills, near Evans Mills Elementary School, Fort Drum's Main Gate, the airfield, shopping, dining, and other local amenities. Both units have rental history, with prior leases including varying combinations of water, lawn care, and electric.
The property is located at 8337 S Main St in Evans Mills, near Evans Mills Elementary School, Fort Drum's Main Gate, the airfield, shopping, dining, and other local amenities. Both units have rental history, with prior leases including varying combinations of water, lawn care, and electric.
Key Highlights
- Side‑by‑side duplex with 3‑bedroom/2‑bath and 2‑bedroom/1‑bath units
- 1860 square feet across a two‑story layout
- Separate electrical meters and panels for the units
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
$15,314
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
6.66%
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%
$306,280
$306.3K
Cap Rate 7%
$218,771
$218.8K
Cap Rate 9%
$170,156
$170.2K
Market Conditions
NOI Build-Up for 1,860 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
$23.4K $12.60/SF
− Vacancy
−$1.6K −$0.84/SF
EGI
$21.9K $11.76/SF
− OpEx
−$6.6K −$3.53/SF
NOI
$15.3K $8.23/SF
Area
Jefferson County, NY
Vacancy
6.65%
Lease Rate
$12.60 /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%
$306,280
Cap Rate 7%
$218,771
Cap Rate 9%
$170,156
Alternative Uses
Best Use
Multifamily LT 5
$218.8K
$191.4K – $255.2K
NOI $15,314 @ 7.0% cap · market cap 6.66%
Second Best
Apartment 5plus
$195.7K
$171.3K – $228.3K
NOI $13,700 @ 7.0% cap · market cap 5.96%
Theoretical Best
Office A
$512.7K
$448.6K – $598.2K
NOI $35,891 @ 7.0% cap · market cap 15.61%
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
57
Businesses Nearby
Explore this area
Business Placement
Demographics for 13637, NY
4,980
Population
2,491
Households
2
Avg Household Size
27
Median Age
19%
College-Educated
95%
High-School Grad
35.2 sq mi
ZIP Area
141
Density / Sq Mi
$62,786
Median Household Income
$36,867
Median Earnings
$1,318
Median Rent
$189,600
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-story duplex with separate electrical meters and panels serving its distinct residential units.
Where is this duplex located?
The property is located at 8337 S Main St Evans Mills, NY.
What is the asking price?
The asking price for this property is $229,900.
What are key features of this property?
This property features: Side‑by‑side duplex with 3‑bedroom/2‑bath and 2‑bedroom/1‑bath units; 1860 square feet across a two‑story layout; Separate electrical meters and panels for the units
