Building Details

Building Size 2,910 SF

Year Built 1870

Buildings 1

Stories 2

Units 3

Listing Agency: Coldwell Banker Faith Properties

Listed By: Dale L. Parr · License #30PA0721301 Show Phone

Source: Elliman

Added: Sep 26 Last Checked: Sep 26 at 2:39PM

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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 Coldwell Banker Faith Properties

Investment Insights

Based on property information with market context.

Built in 1870, this triplex contains just over 3,000 square feet across three residences. The owner’s unit has two bedrooms, two bathrooms, and an open-concept first floor. Two additional apartments each have one bedroom and separate utilities.

The property sits on a large lot and includes a three-stall garage with a full upper level suited to storage, workshop use, or hobbies. It is located at 9596 Pinnacle Rd in Paris, New York.

Key Highlights

• Three residences totaling just over 3,000 square feet
• Owner’s unit offers 2 bedrooms, 2 bathrooms, and an open‑concept first floor
• Two one‑bedroom apartments, each with separate utilities

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

$27,172

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

6.81%

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%

$543,440 $543.4K

Cap Rate 7%

$388,171 $388.2K

Cap Rate 9%

$301,911 $301.9K

Market Conditions

NOI Build-Up for 3,000 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

$41.4K $13.80/SF

− Vacancy

−$2.6K −$0.86/SF

EGI

$38.8K $12.94/SF

− OpEx

−$11.6K −$3.88/SF

NOI

$27.2K $9.06/SF

Area

Oneida County, NY

Vacancy

6.24%

Lease Rate

$13.80 /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%

$543,440

Cap Rate 7%

$388,171

Cap Rate 9%

$301,911

Alternative Uses

Best Use

Multifamily LT 5

$388.2K

$339.7K – $452.9K (±1% cap)

NOI $27,172 @ 7.0% cap · market cap 6.81%

Second Best

Apartment 5plus

$356.8K

$312.2K – $416.2K (±1% cap)

NOI $24,974 @ 7.0% cap · market cap 6.26%

Theoretical Best

Office A

$790.6K

$691.7K – $922.3K (±1% cap)

NOI $55,339 @ 7.0% cap · market cap 13.87%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Triplexes

Suggested Use

Top Pick Dental Office Restaurant Law Firm Storage Facility Garden Center Kitchen & Bath Showroom

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

3

Residential units

Location Intelligence

Trade Area within ½ mile

53

Businesses Nearby

Explore this area Business Placement

Demographics for 13456, NY

3,941

Population

1,549

Households

2.5

Avg Household Size

42

Median Age

35%

College-Educated

97%

High-School Grad

25.5 sq mi

ZIP Area

155

Density / Sq Mi

$90,893

Median Household Income

$56,250

Median Earnings

$822

Median Rent

$254,600

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

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What type of property is this? Where is this triplexes 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?

Triplex - The property combines a two-bedroom owner’s residence with two one-bedroom apartments, each served by separate utilities.

Where is this triplex located?

The property is located at 9596 Pinnacle Rd Paris, NY.

What is the asking price?

The asking price for this property is $399,000.

What are key features of this property?

This property features: Three residences totaling just over 3,000 square feet; Owner’s unit offers 2 bedrooms, 2 bathrooms, and an open‑concept first floor; Two one‑bedroom apartments, each with separate utilities