Triplex with Three-Stall
New
For Sale
$399,000
9596 Pinnacle Road, Sauquoit, NY 13456
Residential, Sauquoit, NY
Property Size2,910 SF
Lot Size0.77 Acres
Price / SF$137.11
Days on Market3
Property Features for 9596 Pinnacle Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 2, Basement, Bedroom 1, Bathroom 4, Bathroom 3, Bedroom 2
Parking features
Open
Patio and Porch features
Porch
Fireplace
1
Appliances
ElectricWaterHeater
Lot features
Rectangular, Rectangular Lot
Elementary school district
Sauquoit Valley
Middle school district
Sauquoit Valley
High school district
Sauquoit Valley
Subdivision
Paris-305089
Standard status
Active
APN
305089-359-018-0001-005-001-0000
Size
2,910 SF
Lot size
0.77 Acres
Taxes and HOA fees
Tax Annual Amount
6183
Utilities
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1870
Floors in Building
2
Number of units
3
Flooring type
Vinyl, Hardwood, Carpet, Varies
Building materials
VinylSiding
Architectural style
Other
Listing Agency:
Coldwell Banker Faith Properties · Coldwell Banker Real Estate
(315) 735-2222
Listed By:
Dale L. Parr · License #30PA0721301
(315) 725-6598
Added: Sep 25
Changed: Sep 26
Last Checked: Sep 27 at 12:06PM
MLS# S1717315
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 2,910-square-foot triplex contains three residences: an owner’s unit with two bedrooms and two bathrooms, plus two one-bedroom apartments. The property sits on 0.77 acres and includes a three-stall garage with an upper level suited to storage or workshop use. Vinyl siding, a porch, a fireplace, central air, and natural gas heat are among the property’s features. The home was built in 1870.
The owner’s residence has an open-concept first floor. Public water serves the property, and the apartments have separate utilities.
The owner’s residence has an open-concept first floor. Public water serves the property, and the apartments have separate utilities.
Key Highlights
- Three units: a two‑bedroom, two‑bath owner’s residence and two one‑bedroom apartments
- 2,910 square feet on 0.77 acres
- Three‑stall garage with an upper level for storage or workshop use
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
$26,356
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
6.61%
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%
$527,120
$527.1K
Cap Rate 7%
$376,514
$376.5K
Cap Rate 9%
$292,844
$292.8K
Market Conditions
NOI Build-Up for 2,910 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
$40.2K $13.80/SF
− Vacancy
−$2.5K −$0.86/SF
EGI
$37.7K $12.94/SF
− OpEx
−$11.3K −$3.88/SF
NOI
$26.4K $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%
$527,120
Cap Rate 7%
$376,514
Cap Rate 9%
$292,844
Alternative Uses
Best Use
Multifamily LT 5
$376.5K
$329.5K – $439.3K
NOI $26,356 @ 7.0% cap · market cap 6.61%
Second Best
Apartment 5plus
$346.1K
$302.8K – $403.8K
NOI $24,225 @ 7.0% cap · market cap 6.07%
Theoretical Best
Office A
$766.8K
$671.0K – $894.7K
NOI $53,679 @ 7.0% cap · market cap 13.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
58
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
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
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Frequently Asked Questions
What type of property is this?
Triplex - Three separate living units include a two-bedroom owner’s residence and two one-bedroom apartments with separate utilities.
Where is this triplex located?
The property is located at 9596 Pinnacle Road Sauquoit, 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 units: a two‑bedroom, two‑bath owner’s residence and two one‑bedroom apartments; 2,910 square feet on 0.77 acres; Three‑stall garage with an upper level for storage or workshop use
