Side-by-Side Duplex with Large
For Sale
$199,900
8337 S Main Street, Evans Mills, NY 13637
Residential, Evans Mills, NY
Property Size1,860 SF
Lot Size0.42 Acres
Price / SF$107.47
Days on Market48
Property Features for 8337 S Main Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 3, Bedroom 4, Basement, Bedroom 2, Bathroom 3, Bedroom 5, Bathroom 1, Bedroom 1, Bathroom 2
Appliances
ElectricWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Indian River
Middle school district
Indian River
High school district
Indian River
Directions
Take Rte 11 North towards Evans Mills. Take a left onto S. Main St. Home will be first on left.
Subdivision
Evans Mills-Village-224003
Standard status
Active
APN
224003-055-079-0001-034-000
Size
1,860 SF
Lot size
0.42 Acres
Taxes and HOA fees
Tax Annual Amount
2723
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Amenities
large yard
Building Details
Year built
1830
Floors in Building
1
Number of units
2
Flooring type
Varies, Vinyl
Building materials
Brick, VinylSiding, PexPlumbing
Roof type
Metal
Architectural style
Other
Listing Agency:
Bridgeview Real Estate
(315) 782-9292
Listed By:
Jennifer L Flynn · License #10491211015
(315) 286-4465
Added: Jul 28
Changed: Sep 12
Last Checked: Sep 13 at 12:06PM
MLS# S1695768
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 1,860-square-foot duplex presents two side-by-side living units within a two-story configuration. The layout includes one three-bedroom unit and one two-bedroom unit, with separation suited to multi-unit occupancy. A first-floor bathroom has been recently updated, and the property includes a basement, large yard, two electrical meters, and separate electrical panels. Construction features brick, vinyl siding, and PEX plumbing, with natural gas forced-air heat, public water, and a metal roof. The property was built in 1830.
The 0.4165-acre property is located in Evans Mills near Evans Mills Elementary School, Fort Drum’s Main Gate, the airfield, shopping, dining, and other local amenities. Its existing duplex configuration also offers flexibility for an owner-occupant or continued two-unit use.
The 0.4165-acre property is located in Evans Mills near Evans Mills Elementary School, Fort Drum’s Main Gate, the airfield, shopping, dining, and other local amenities. Its existing duplex configuration also offers flexibility for an owner-occupant or continued two-unit use.
Key Highlights
- 1,860‑square‑foot side‑by‑side duplex
- Three‑bedroom unit paired with a two‑bedroom unit
- 0.4165‑acre lot with a large yard
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
7.66%
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 7.66%
Second Best
Apartment 5plus
$195.7K
$171.3K – $228.3K
NOI $13,700 @ 7.0% cap · market cap 6.85%
Theoretical Best
Office A
$512.7K
$448.6K – $598.2K
NOI $35,891 @ 7.0% cap · market cap 17.95%
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
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 property with flexible occupancy options, separate electrical service, and a recently updated first-floor bathroom.
Where is this duplex located?
The property is located at 8337 S Main Street 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: 1,860‑square‑foot side‑by‑side duplex; Three‑bedroom unit paired with a two‑bedroom unit; 0.4165‑acre lot with a large yard
