Duplex with Independent
For Sale
$324,900
PLEASANT AVE, Blossvale, NY 13157
Rebuilt duplex offers a renovated first floor and a separately entered upstairs studio with dedicated electrical and laundry.
Property Size1,896 SF
Price / SF$171.36
Days on Market124
Property Features for PLEASANT AVE
General Information
Standard status
Active
Size
1,896 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,399
Amenities
Electric, A/C - Zone
No Basement
3
Other, Stone
Asphalt, Shingle, Composition Shingle, Pitched
Covered, Porch
Fenced Yard.
Gravel.
Stone, Other
Rectangular
50X180
Rectangular.
Building Details
Year Built
1930
Stories
2
Listing Agency:
(315) 735-2222
Listed By:
Coldwell Banker Faith Properties
(315) 749-5676
Source:
Xome
Added: Apr 9
Changed: Aug 7
Last Checked: Aug 10 at 2:53AM
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.
2013 Pleasant Avenue was taken to the studs and rebuilt with new vinyl siding over fresh sheathing, Tyvek HomeWrap, new windows and exterior doors, and new roof decking and sheathing. The electrical system was updated with a new 150-amp main panel, and plumbing was replaced with full PEX drain/waste/vent. Heating and comfort include a high-efficiency Utica combi boiler with multiple heating zones, supported by mini-splits, along with Rockwool insulation between floors for sound and thermal performance. The first floor features a modern kitchen with farmhouse sink, quartz counters, two-tone cabinetry, and a tiled Schluter-Kerdi shower, plus refreshed bedroom space. First-floor appliances are new and were never used.
Upstairs is a fully independent studio with its own entrance, full kitchen with a gas stove, full bath, and in-unit laundry with a washer and electric dryer. The studio has its own dedicated 100-amp sub-panel. The studio has been rented continuously for 12+ months with a documented income track record. The property includes two laundry hookups and multiple exterior entrances.
A rear flex room received three new exterior doors, two new windows, and new roof decking, and was intentionally left unfinished. The next owner can decide how to finish and use the space, including as storage, a three-season room, an office, or a bonus room.
Upstairs is a fully independent studio with its own entrance, full kitchen with a gas stove, full bath, and in-unit laundry with a washer and electric dryer. The studio has its own dedicated 100-amp sub-panel. The studio has been rented continuously for 12+ months with a documented income track record. The property includes two laundry hookups and multiple exterior entrances.
A rear flex room received three new exterior doors, two new windows, and new roof decking, and was intentionally left unfinished. The next owner can decide how to finish and use the space, including as storage, a three-season room, an office, or a bonus room.
Key Highlights
- Taken to the studs and rebuilt with new vinyl siding, sheathing, Tyvek HomeWrap, windows, exterior doors, and new roof decking/sheathing
- New 150‑amp main panel plus a dedicated 100‑amp sub‑panel for the upstairs studio; full PEX plumbing and new drain/waste/vent
- First‑floor renovation includes modern kitchen with quartz counters and two‑tone cabinetry, plus a tiled Schluter Kerdi shower
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
$17,172
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
5.29%
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%
$343,440
$343.4K
Cap Rate 7%
$245,314
$245.3K
Cap Rate 9%
$190,800
$190.8K
Market Conditions
NOI Build-Up for 1,896 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
$26.2K $13.80/SF
− Vacancy
−$1.6K −$0.86/SF
EGI
$24.5K $12.94/SF
− OpEx
−$7.4K −$3.88/SF
NOI
$17.2K $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%
$343,440
Cap Rate 7%
$245,314
Cap Rate 9%
$190,800
Alternative Uses
Best Use
Multifamily LT 5
$245.3K
$214.7K – $286.2K
NOI $17,172 @ 7.0% cap · market cap 5.29%
Second Best
Apartment 5plus
$225.5K
$197.3K – $263.1K
NOI $15,783 @ 7.0% cap · market cap 4.86%
Theoretical Best
Office A
$499.6K
$437.2K – $582.9K
NOI $34,974 @ 7.0% cap · market cap 10.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
109
Businesses Nearby
Explore this area
Business Placement
Demographics for 13157, NY
570
Population
671
Households
0.8
Avg Household Size
57
Median Age
25%
College-Educated
93%
High-School Grad
0.4 sq mi
ZIP Area
1,425
Density / Sq Mi
$53,125
Median Household Income
$59,063
Median Earnings
$969
Median Rent
$114,200
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?
Duplex - Rebuilt duplex offers a renovated first floor and a separately entered upstairs studio with dedicated electrical and laundry.
Where is this duplex located?
The property is located at PLEASANT AVE Blossvale, NY.
What is the asking price?
The asking price for this property is $324,900.
What are key features of this property?
This property features: Taken to the studs and rebuilt with new vinyl siding, sheathing, Tyvek HomeWrap, windows, exterior doors, and new roof decking/sheathing; New 150‑amp main panel plus a dedicated 100‑amp sub‑panel for the upstairs studio; full PEX plumbing and new drain/waste/vent; First‑floor renovation includes modern kitchen with quartz counters and two‑tone cabinetry, plus a tiled Schluter Kerdi shower
