Two-Unit Residential Income
25 Cotton Street Lancaster, NY 14086
25 Cotton Street, Lancaster, NY, 14086
$349,900
For Sale
$349,900
MULTI_FAMILY - Other - Lancaster, NY
Property Size2,150 SF
Lot Size0.30 Acres
Price / SF$162.74
Days on Market20
Property Features for 25 Cotton Street
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 4
- Bathrooms
- 2
- Rooms
- Bedroom 2, Bedroom 4, Basement, Bedroom 3, Bedroom 1, Bathroom 1, Bathroom 2
- Parking features
- Garage, Open
- Patio and Porch features
- Deck, Patio
- Interior features
- NaturalWoodwork
- Exterior features
- Deck, Patio
- Appliances
- GasWaterHeater
- Standard status
- Active
- APN
- 145203-104-150-0004-008-000
- Size
- 2,150 SF
- Lot size
- 0.30 Acres
Taxes and HOA fees
- Tax Annual Amount
- 6570
Utilities
- Heating system
- Baseboard, Natural Gas
- Water source
- Public
Building Details
- Year built
- 1960
- Floors in Building
- 2
- Number of units
- 2
- Flooring type
- Varies, Laminate, Vinyl, Tile, Hardwood
- Building materials
- Brick, VinylSiding, CopperPlumbing
- Roof type
- Asphalt
- Architectural style
- Other
Listing Agency
WNY Metro Roberts Realty
(716) 875-2211
2211 Sheridan Drive, cheektowaga, NY
Listed by
Harry E Springer · License #10401339172
(716) 800-9797
Added: Jun 29 Checked: Jul 18 at 9:06 am
MLS# B1694421
Listing URL
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.
25 Cotton Street is a beautifully maintained two-family duplex featuring two separate 2-bedroom, 1-bath units. Each unit offers comfortable living space and practical interior layout, with updates including newer flooring and countertops. The first-floor unit includes an eat-in kitchen with a center island, a formal dining room, an oversized living room, and sliding glass doors to a private back deck. The second-floor unit has an extra-large kitchen with a dining area, a spacious living room with hardwood floors, and additional storage.
The property also includes a spacious front patio and breezeway, along with a partially finished basement that adds flexible bonus space. The basement includes an additional full bathroom, which can support recreation space, extra storage, or a home office setup. Outside, there is an oversized two-car garage with walk-up overhead attic storage, plus ample off-street parking.
This configuration suits owner-occupants seeking rental income alongside their own 2-bedroom unit, as well as investors looking for a straightforward two-family setup. With multiple areas for storage and an additional full bath in the basement, the home supports a range of day-to-day uses while keeping the units functionally distinct.
The property also includes a spacious front patio and breezeway, along with a partially finished basement that adds flexible bonus space. The basement includes an additional full bathroom, which can support recreation space, extra storage, or a home office setup. Outside, there is an oversized two-car garage with walk-up overhead attic storage, plus ample off-street parking.
This configuration suits owner-occupants seeking rental income alongside their own 2-bedroom unit, as well as investors looking for a straightforward two-family setup. With multiple areas for storage and an additional full bath in the basement, the home supports a range of day-to-day uses while keeping the units functionally distinct.
Key Highlights
- 2‑family home with two 2‑bedroom, 1‑bath units plus a partially finished basement with an additional full bathroom
- Private outdoor space includes a front patio, breezeway, and a back deck
- Oversized 2‑car garage with walk‑up overhead attic storage and ample off‑street parking
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $29.7k | $13.80 |
| − Vacancy | −$9.9k | −$4.61 |
| EGI | $19.7k | $9.19 |
| − OpEx | −$5.9k | −$2.76 |
| NOI | $13.8k | $6.43 |
2,150 SF · lease $13.80/SF/yr · vacancy 33.44% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$197.5K
$172.8K – $230.4K
NOI $13,824 @ 7.0% cap · market cap 3.95%
Second Best
Apartment 5plus
$177.3K
$155.2K – $206.9K
NOI $12,413 @ 7.0% cap · market cap 3.55%
Theoretical Best
Office A
$470.0K
$411.3K – $548.3K
NOI $32,900 @ 7.0% cap · market cap 9.40%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Well-maintained two-family home with two 2-bedroom units, private outdoor space, and a two-car garage plus bonus basement.
Where is this duplex located?
The property is located at 25 Cotton Street Lancaster, NY.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: 2‑family home with two 2‑bedroom, 1‑bath units plus a partially finished basement with an additional full bathroom; Private outdoor space includes a front patio, breezeway, and a back deck; Oversized 2‑car garage with walk‑up overhead attic storage and ample off‑street parking
