4-Unit
For Sale
$259,000
91 Main Street, Oneonta, NY 13820
MULTI_FAMILY - Oneonta, NY
Property Size2,400 SF
Lot Size0.14 Acres
Price / SF$107.92
Days on Market15
Property Features for 91 Main Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bathroom 4, Bedroom 2, Bathroom 1, Bedroom 1, Basement, Bedroom 4, Bathroom 3, Bedroom 3
Appliances
GasWaterHeater
Lot features
Rectangular, Rectangular Lot
Elementary school district
Oneonta
Middle school district
Oneonta
High school district
Oneonta
Directions
From Main Street in Oneonta: Go to 91 Main Street, to the right of the fire station.
Subdivision
Oneonta-City-361200
Standard status
Active
APN
300.5-5-60.1
Size
2,400 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Annual Amount
3838
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Number of units
9
Flooring type
Varies, Vinyl, Hardwood
Building materials
BlownInInsulation, Frame
Roof type
Metal, Shingle
Listing Agency:
Keller Williams Upstate NY Properties · Keller Williams Realty
(607) 431-2540
Listed By:
Anthony Heath · License #10401359601
(607) 267-3166
Added: Jul 28
Changed: Aug 7
Last Checked: Aug 11 at 8:06PM
MLS# R1702747
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 fully occupied 4-unit quadplex offers a straightforward residential income setup with all units currently occupied. The property includes 2,400 square feet of space on a 0.14-acre lot, built in 1900. Construction is frame with blown-in insulation. Interior finishes include hardwood flooring, vinyl flooring, and other flooring types.
The home is located at 91 Main Street in Oneonta, NY, with easy access to downtown shopping, restaurants, entertainment, and everyday conveniences. It is also positioned near local colleges, supporting ongoing tenant demand.
Mechanicals include forced-air heating with natural gas and a gas water heater. The roof is described as metal and shingle, and the property is served by public water.
The home is located at 91 Main Street in Oneonta, NY, with easy access to downtown shopping, restaurants, entertainment, and everyday conveniences. It is also positioned near local colleges, supporting ongoing tenant demand.
Mechanicals include forced-air heating with natural gas and a gas water heater. The roof is described as metal and shingle, and the property is served by public water.
Key Highlights
- Fully occupied 4‑unit quadplex with all units currently occupied
- 2,400 square feet on a 0.14‑acre lot
- Built in 1900
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
$20,956
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
8.09%
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%
$419,120
$419.1K
Cap Rate 7%
$299,371
$299.4K
Cap Rate 9%
$232,844
$232.8K
Market Conditions
NOI Build-Up for 2,400 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
$31.7K $13.20/SF
− Vacancy
−$1.7K −$0.73/SF
EGI
$29.9K $12.47/SF
− OpEx
−$9.0K −$3.74/SF
NOI
$21.0K $8.73/SF
Area
Otsego County, NY
Vacancy
5.50%
Lease Rate
$13.20 /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%
$419,120
Cap Rate 7%
$299,371
Cap Rate 9%
$232,844
Alternative Uses
Best Use
Multifamily LT 5
$299.4K
$262.0K – $349.3K
NOI $20,956 @ 7.0% cap · market cap 8.09%
Second Best
Apartment 5plus
$279.5K
$244.5K – $326.0K
NOI $19,562 @ 7.0% cap · market cap 7.55%
Theoretical Best
Office A
$661.6K
$578.9K – $771.8K
NOI $46,310 @ 7.0% cap · market cap 17.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,022
Businesses Nearby
Explore this area
Business Placement
Demographics for 13820, NY
21,605
Population
10,083
Households
2.1
Avg Household Size
30
Median Age
40%
College-Educated
91%
High-School Grad
107.3 sq mi
ZIP Area
201
Density / Sq Mi
$66,217
Median Household Income
$26,154
Median Earnings
$983
Median Rent
$176,300
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?
Quadplex - A fully occupied 4-unit quadplex with forced-air natural gas heat and public water on Main Street in Oneonta.
Where is this quadplex located?
The property is located at 91 Main Street Oneonta, NY.
What is the asking price?
The asking price for this property is $259,000.
What are key features of this property?
This property features: Fully occupied 4‑unit quadplex with all units currently occupied; 2,400 square feet on a 0.14‑acre lot; Built in 1900
