Five-Property Duplex Portfolio with 11
For Sale
$145,000
Pending
201 N 18th Street, Olean, NY 14760
MULTI_FAMILY - Olean, NY
Property Size1,342 SF
Lot Size0.10 Acres
Days on Market66
Property Features for 201 N 18th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bedroom 3, Basement, Bathroom 3, Bedroom 1, Bathroom 1, Bedroom 2
Appliances
ElectricWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Olean
Middle school district
Olean
High school district
Olean
Subdivision
Olean-City-041200
Standard status
Pending
APN
041200-094-055-0002-020-000-0000
Size
1,342 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Annual Amount
4305
Utilities
Heating system
Electric (Heating), Baseboard
Water source
Public
Building Details
Year built
1985
Floors in Building
1
Number of units
3
Flooring type
Hardwood, Varies
Building materials
VinylSiding
Listing Agency:
Howard Hanna Professionals - Olean
(716) 372-1155
Listed By:
Regis Handley · License #10301215129
(716) 307-9256
Added: Jun 16
Changed: Aug 4
Last Checked: Aug 20 at 4:06AM
MLS# R1691388
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 five-property duplex portfolio is designed for an owner seeking an income-producing residential rental mix. The package totals 11 rental units across multiple addresses, including 201 N 18th St (3-unit), 206 S 13th St (2-unit), 753-755 Garden Ave (2-unit), 125 N 3rd St (2-unit), and 217 King St (2-unit). The properties were built in 1985.
Each building is serviced by public water. Heating is provided via baseboard electric systems, and the portfolio includes an electric water heater. Exterior construction is vinyl siding, with interior flooring that varies and includes hardwood.
The portfolio structure provides a straightforward way to own multiple rental units within Olean, NY under one umbrella, leveraging the existing unit mix and established residential tenancy across the included addresses.
Each building is serviced by public water. Heating is provided via baseboard electric systems, and the portfolio includes an electric water heater. Exterior construction is vinyl siding, with interior flooring that varies and includes hardwood.
The portfolio structure provides a straightforward way to own multiple rental units within Olean, NY under one umbrella, leveraging the existing unit mix and established residential tenancy across the included addresses.
Key Highlights
- Five‑property duplex portfolio totaling 11 rental units: 201 N 18th St (3), 206 S 13th St (2), 753‑755 Garden Ave (2), 125 N 3rd St (2), 217 King St (2)
- Built in 1985
- Public water service
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
$8,624
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
5.95%
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%
$172,480
$172.5K
Cap Rate 7%
$123,200
$123.2K
Cap Rate 9%
$95,822
$95.8K
Market Conditions
NOI Build-Up for 1,342 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
$13.7K $10.20/SF
− Vacancy
−$1.4K −$1.02/SF
EGI
$12.3K $9.18/SF
− OpEx
−$3.7K −$2.75/SF
NOI
$8.6K $6.43/SF
Area
Cattaraugus County, NY
Vacancy
10.00%
Lease Rate
$10.20 /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%
$172,480
Cap Rate 7%
$123,200
Cap Rate 9%
$95,822
Alternative Uses
Best Use
Multifamily LT 5
$123.2K
$107.8K – $143.7K
NOI $8,624 @ 7.0% cap · market cap 5.95%
Second Best
Apartment 5plus
$115.8K
$101.3K – $135.1K
NOI $8,104 @ 7.0% cap · market cap 5.59%
Theoretical Best
Healthcare Medical
$265.2K
$232.1K – $309.4K
NOI $18,566 @ 7.0% cap · market cap 12.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
500
Businesses Nearby
Explore this area
Business Placement
Demographics for 14760, NY
18,031
Population
8,917
Households
2
Avg Household Size
42
Median Age
27%
College-Educated
91%
High-School Grad
65.1 sq mi
ZIP Area
277
Density / Sq Mi
$52,569
Median Household Income
$35,754
Median Earnings
$777
Median Rent
$99,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Portfolio of five duplex properties totaling 11 rental units with public water and electric baseboard heating.
Where is this duplex located?
The property is located at 201 N 18th Street Olean, NY.
What is the asking price?
The asking price for this property is $145,000.
What are key features of this property?
This property features: Five‑property duplex portfolio totaling 11 rental units: 201 N 18th St (3), 206 S 13th St (2), 753‑755 Garden Ave (2), 125 N 3rd St (2), 217 King St (2); Built in 1985; Public water service
