2013 Pleasant Avenue

About this home

2013 Pleasant Avenue is not a flip. This Sylvan Beach property was taken to the studs and rebuilt with new vinyl siding over fresh sheathing, Tyvek HomeWrap, new windows, new exterior doors, new roof decking and sheathing, a new 150-amp main panel, full PEX plumbing with new drain/waste/vent, a high-end Utica combi boiler with multiple heating zones, mini-splits for supplemental heat and air conditioning, and Rockwool insulation between floors for sound and thermal performance. The first floor is a ground-up renovation — modern kitchen with farmhouse sink, quartz counters, and two-tone cabinetry, a tiled Schluter Kerdi shower, and refreshed bedroom. All first-floor appliances are brand new and have never been used: range, dishwasher, refrigerator, and washer/dryer. Upstairs is a fully independent studio with its own entrance, full kitchen with gas stove, full bath, in-unit washer/electric dryer, and a dedicated 100-amp sub-panel. It has been rented continuously for 12+ months — a documented income track record. Flexibility is wired into the design. The new 150-amp main feeds the property, with a dedicated 100-amp sub-panel for the studio. Two laundry hookups. Multiple exterior entrances. The rear flex room received three new exterior doors, two new windows, and new roof decking — and was intentionally left unfinished. The next owner decides whether it becomes storage, a three-season room, an office or bonus room, or a path to a second income unit. Location is the other half of the story. Sylvan Beach is a classic lakeside resort community on Oneida Lake — sandy public beach, boating, a summer boardwalk scene, and walkable access to the waterfront. The Oneida Indian Nation has invested heavily in the area (The Lake House, The Cove), and a major wastewater modernization project is underway. The market supports both seasonal short-term rate strength and a stable longer-term rental floor. A lakeside getaway. A documented income asset. A rebuild, top to bottom.

Interior features

• Breakfast Bar
• Breakfast Area
• Ceiling Fans
• Cathedral Ceilings
• Dining Area
• Eat In Kitchen
• Separate Formal Living Room
• Other
• Quartz Counters
• See Remarks
• Sliding Glass Doors
• Second Kitchen
• Bedroom On Main Level
• Convertible Bedroom
• Main Level Primary

Exterior features

• Gravel Driveway
• Propane Tank Owned

Appliances

• Dryer
• Dishwasher
• Electric Oven
• Electric Range
• Microwave
• Propane Water Heater
• Refrigerator
• Tankless Water Heater
• Washer

Mechanical

Schools

Tax & finance

Location

Sylvan Beach, NY 13308 · Oneida County

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