Rare 13-unit apartment investment in Cortland, built 1994 - the newest multifamily property of scale in a market dominated by 1870s-1930s stock. That vintage advantage shows up directly in maintenance cost, financeability and per-unit positioning in a tight-credit tertiary market. Verified contract rent of $180,300 per year against verified operating expenses of $53,551 per year produces $126,749 of net operating income - a 7.06% capitalization rate at the $1,795,000 asking price, or roughly $143.60 per square foot and close to$138,000 per unit. Thirteen units in one building, 12,500 square feet on a 28,750 square foot (0.66-acre) city parcel with 89 feet of frontage, 20 off-street parking spaces and two stories. The property sits in the SUNY Cortland rental belt - roughly 6,600 students - minutes from campus, downtown Cortland and Interstate 81, with additional demand from downtown employers. Pricing is anchored to documented evidence rather than aspiration. Rent roll, profit-and-loss statement and leases available upon request. Do not disturb tenants - showings by appointment through the listing broker.