Rocco DePerno, Lic Associate RE Broker at Coldwell Banker Faith

06/13/2026

‼️ HUGE PRICE REDUCTION‼️
📍SYLVAN BEACH🏝️
3 🛌2 🛁
📐1,896 SQFT

2013 Pleasant Avenue was designed with flexibility in mind. 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: 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 layout was specifically designed to be used as a rental or a single family home by opening up a single wall. 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 for the next owner. They decide whether it becomes storage, a three-season room, an office or bonus room, or a path to a third 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.

This 1896 square feet Single Family home has 3 bedrooms and 2 bathrooms. It is located at 2013 Pleasant Ave, Blossvale, NY.

04/29/2026

This is a fantastic opportunity to get into the market with all of the craziness. Reads to me like a $12,000 coupon redeemable with the purchase of any home. This is THE reason to call me if you’ve been planning on buying your first home this year. These slots are typically limited

Rocco DePerno
Lic Assoc Real Estate Broker
Coldwell Banker Faith
315-749-5676

04/28/2026

⭐️NEW LISTING⭐️
📍2013 Pleasant Ave, Sylvan Beach
3 🛏️ 2 🛁

THE FLEXIBILITY YOU’VE BEEN LOOKING FOR!

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. The studio and first floor units are laid to easily convert back to a single-family!

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.

https://www.coldwellbanker.com/ny/blossvale/2013-pleasant-ave/lid-P00800000HA65wy1RkFeRdzI5jVqxjAVYQHY252e

Rocco DePerno
Associate Real Estate Broker
Coldwell Banker Faith Properties
315-749-5676
2811 Genesee St, Utica, NY 13502

07/25/2025

🔥 New Listing 🔥
📍 23 Bonnie Brae
🫶 Click the link for the full scoop 🫶

Charming Tudor Colonial on a Tree-Lined Street

Welcome to 23 Bonnie Brae — a picturesque, tree-lined street in one of Utica’s most sought-after neighborhoods. This lovingly maintained Tudor-style Colonial has been in the same family for nearly 50 years and overflows with a timeless charm you instantly recognize but simply can’t replicate today.

The first and second floors offer 1,904 square feet of living space, with an additional 426 square feet on the finished third floor — giving you over 2,300 square feet in total. Inside, the home features a large, cozy living room — spacious without feeling grand or impersonal — complete with a functional wood-burning fireplace and access to a bright sunroom, perfect for morning coffee or evening reading. The formal dining room and eat-in kitchen offer classic spaces with excellent flow for entertaining.

Upstairs, you’ll find three generous bedrooms, plus a full third floor accessed by an open staircase — offering a fourth bedroom and a versatile flex space ideal for a home office, rec room, or creative studio.

Original Rochester hardwoods lie beneath the carpeting, just begging to be revealed. The half bath on the first floor is convenient and efficient, while the second floor includes a full bath and an additional half bath in the primary suite. The dry basement includes a workshop area, and the one-stall garage is in excellent condition.

Out back, a private patio provides the perfect space for quiet relaxation or weekend gatherings. The deep lot and charming yard offer just the right amount of outdoor space — cozy, yet with room to breathe. While some finishes are dated, this home is a perfect blank slate — blending old-world charm with smart, functional design.

Homes on this block rarely change hands — come see why.

View photos and other details for 23 Bonnie Brae, Utica, NY 13501 courtesy of Coldwell Banker Faith Properties