Park-Adjacent
For Sale
$375,000
Pending
1871 Blossom Road, Rochester, NY 14625
Residential, Rochester, NY
Property Size2,342 SF
Lot Size0.92 Acres
Days on Market36
Property Features for 1871 Blossom Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 3, Bedroom 5, Bathroom 2, Basement, Bathroom 1, Bedroom 1, Bathroom 3, Bedroom 2, Bedroom 4
Parking features
Open, Garage
Patio and Porch features
Porch, Patio
Interior features
CeilingFans, NaturalWoodwork, ProgrammableThermostat
Exterior features
EnclosedPorch, Porch, Patio
Fireplace
1
Appliances
GasWaterHeater
Lot features
Adjacent To Public Land, Irregular Lot, Near Public Transit, Wooded
Elementary school district
Penfield
Middle school district
Penfield
High school district
Penfield
Directions
Blossom Rd down to Ellison park
Subdivision
Penfield-264200
Standard status
Pending
APN
264200-123-110-0001-001-000
Size
2,342 SF
Lot size
0.92 Acres
Taxes and HOA fees
Tax Annual Amount
7371
Utilities
Heating system
Forced Air, Zoned, Natural Gas
Cooling system
Central Air, Zoned
Water source
Public
Amenities
sunroom
gazebo
wood-burning fireplace
Building Details
Year built
1910
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Varies, Hardwood
Building materials
WoodSiding, CopperPlumbing
Roof type
Shingle, Asphalt
Architectural style
Other
Listing Agency:
Cornerstone Realty Associates
Listed By:
Raymond Luke Cino · License #10491201091
(315) 524-7320
Added: Aug 4
Changed: Sep 2
Last Checked: Sep 8 at 7:06PM
MLS# R1703461
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 legal two-family home contains 2,342 square feet on a 0.92-acre parcel and was built in 1910. Both units feature hardwood flooring, 10-foot ceilings, original woodwork, and a wood-burning fireplace. The first-floor kitchen and bathrooms have been updated, while an enclosed sunroom, patio, porch, mature landscaping, and gazebo add usable interior and exterior space. Heating and cooling are provided by zoned forced-air natural gas and central air systems.
The property backs directly to Ellison Park, which offers more than 600 acres of recreational and natural areas, including walking trails, fishing, canoeing, kayaking, tennis courts, disc golf, sledding, and ice skating. Shopping, restaurants, schools, medical facilities, and major highways are also described as nearby.
Two gas meters and two electric panels provide separate utility service. Additional features include a backup generator transfer switch, public water, a basement, open parking, and a garage.
The property backs directly to Ellison Park, which offers more than 600 acres of recreational and natural areas, including walking trails, fishing, canoeing, kayaking, tennis courts, disc golf, sledding, and ice skating. Shopping, restaurants, schools, medical facilities, and major highways are also described as nearby.
Two gas meters and two electric panels provide separate utility service. Additional features include a backup generator transfer switch, public water, a basement, open parking, and a garage.
Key Highlights
- Legal two‑family home with 2,342 square feet on 0.92 acres
- Directly backs to Ellison Park, encompassing over 600 acres of natural and recreational areas
- Built in 1910 with hardwood floors, 10‑foot ceilings, original woodwork, and a wood‑burning fireplace
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
$26,954
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
7.19%
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%
$539,080
$539.1K
Cap Rate 7%
$385,057
$385.1K
Cap Rate 9%
$299,489
$299.5K
Market Conditions
NOI Build-Up for 2,342 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
$40.8K $17.40/SF
− Vacancy
−$2.2K −$0.96/SF
EGI
$38.5K $16.44/SF
− OpEx
−$11.6K −$4.93/SF
NOI
$27.0K $11.51/SF
Area
Rochester, NY
Vacancy
5.51%
Lease Rate
$17.40 /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%
$539,080
Cap Rate 7%
$385,057
Cap Rate 9%
$299,489
Alternative Uses
Best Use
Multifamily LT 5
$385.1K
$336.9K – $449.2K
NOI $26,954 @ 7.0% cap · market cap 7.19%
Second Best
Apartment 5plus
$343.2K
$300.3K – $400.4K
NOI $24,025 @ 7.0% cap · market cap 6.41%
Theoretical Best
Office A
$641.6K
$561.4K – $748.5K
NOI $44,910 @ 7.0% cap · market cap 11.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
229
Businesses Nearby
Explore this area
Business Placement
Demographics for 14625, NY
10,487
Population
5,153
Households
2
Avg Household Size
48
Median Age
60%
College-Educated
98%
High-School Grad
7.6 sq mi
ZIP Area
1,380
Density / Sq Mi
$107,246
Median Household Income
$65,486
Median Earnings
$1,442
Median Rent
$233,000
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 - Separate utility service, original architectural details, and updated first-floor spaces support flexible owner-occupancy or rental use.
Where is this duplex located?
The property is located at 1871 Blossom Road Rochester, NY.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Legal two‑family home with 2,342 square feet on 0.92 acres; Directly backs to Ellison Park, encompassing over 600 acres of natural and recreational areas; Built in 1910 with hardwood floors, 10‑foot ceilings, original woodwork, and a wood‑burning fireplace
