Building Details

Year Built 1830

Buildings 1

Stories 2

Listing Agency: Bridgeview Real Estate

Listed By: Jennifer L Flynn · License #10491211015 Show Phone

Source: Skinnercnyrealty

Added: Aug 4 Changed: Oct 7 Last Checked: Oct 7 at 2:00PM

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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 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.

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 / Yr

$15,314

Cap Rate

7.66%

Suggested Prices Based on Cap Rates

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

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 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 (±1% cap)

NOI $15,314 @ 7.0% cap · market cap 7.66%

Second Best

Apartment 5plus

$195.7K

$171.3K – $228.3K (±1% cap)

NOI $13,700 @ 7.0% cap · market cap 6.85%

Theoretical Best

Office A

$512.7K

$448.6K – $598.2K (±1% cap)

NOI $35,891 @ 7.0% cap · market cap 17.95%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Current Use

Duplexes

Suggested Use

Top Pick Real Estate Agency Storage Facility Auto Repair Shop Daycare Center Restaurant Accounting Firm

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

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

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

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?

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 $199,900.

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