Duplex with Finished Upper-Level
New
For Sale
$349,900
329 Field Street, Rochester, NY 14620
Residential, Rochester, NY
Property Size2,400 SF
Lot Size0.12 Acres
Price / SF$145.79
Days on Market4
Property Features for 329 Field Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential 2 Unit
Bedrooms
7
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 5, Bedroom 3, Bedroom 7, Basement, Bedroom 2, Bedroom 6, Bathroom 1, Bedroom 1, Bathroom 3, Bedroom 4, Bathroom 2
Parking features
Garage
Interior features
Attic, Storage, NaturalWoodwork
Appliances
GasWaterHeater
Subdivision
Bells Lt 54
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Rochester
Middle school district
Rochester
High school district
Rochester
Directions
S Clinton to Right on Field st, property is on the left hand side
Standard status
Active
APN
261400-121-820-0003-020-000-0000
Size
2,400 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Annual Amount
6150
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Amenities
detached garage
split basement
Building Details
Year built
1920
Floors in Building
2
Number of units
2
Flooring type
Laminate, Tile, Varies, Hardwood
Building materials
CompositeSiding, CopperPlumbing
Roof type
Asphalt
Architectural style
Other
Additional Structures
Storage
Listing Agency:
RE/MAX Realty Group · RE/MAX International
(585) 248-0250
Listed By:
Ben Kayes · License #10401271577
(585) 746-5366
Added: Sep 29
Last Checked: Oct 2 at 3:06AM
MLS# R1717838
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 2,400-square-foot duplex contains two three-bedroom, one-bathroom residences, one on each of the first two floors. Both feature formal living and dining rooms, hardwood flooring, and natural woodwork. The first-floor residence is vacant and includes a tiled sunroom, an updated kitchen with stainless steel appliances, and a renovated bathroom with a dual vanity. New windows have been installed throughout that floor. The second-floor residence is occupied and follows the same basic layout.
A finished third-floor area adds a kitchen with stainless steel appliances, a full bathroom with a walk-in shower, and a small office room. Its finishes include laminate flooring and new windows. The basement has separate laundry and storage areas for the two residences, along with glass block windows. A detached garage and parking area are also included. The property sits on a 0.1226-acre lot and was built in 1920.
A finished third-floor area adds a kitchen with stainless steel appliances, a full bathroom with a walk-in shower, and a small office room. Its finishes include laminate flooring and new windows. The basement has separate laundry and storage areas for the two residences, along with glass block windows. A detached garage and parking area are also included. The property sits on a 0.1226-acre lot and was built in 1920.
Key Highlights
- 2,400‑square‑foot duplex with two three‑bedroom, one‑bathroom residences
- Each residence has formal living and dining rooms, hardwood floors, and natural woodwork
- Finished third‑floor space includes a kitchen, full bathroom, and office room
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
$27,621
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
7.89%
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%
$552,420
$552.4K
Cap Rate 7%
$394,586
$394.6K
Cap Rate 9%
$306,900
$306.9K
Market Conditions
NOI Build-Up for 2,400 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
$41.8K $17.40/SF
− Vacancy
−$2.3K −$0.96/SF
EGI
$39.5K $16.44/SF
− OpEx
−$11.8K −$4.93/SF
NOI
$27.6K $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%
$552,420
Cap Rate 7%
$394,586
Cap Rate 9%
$306,900
Alternative Uses
Best Use
Multifamily LT 5
$394.6K
$345.3K – $460.4K
NOI $27,621 @ 7.0% cap · market cap 7.89%
Second Best
Apartment 5plus
$351.7K
$307.8K – $410.3K
NOI $24,620 @ 7.0% cap · market cap 7.04%
Theoretical Best
Office A
$657.5K
$575.3K – $767.0K
NOI $46,022 @ 7.0% cap · market cap 13.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
827
Businesses Nearby
Explore this area
Business Placement
Demographics for 14620, NY
24,185
Population
13,060
Households
1.9
Avg Household Size
35
Median Age
56%
College-Educated
92%
High-School Grad
4.4 sq mi
ZIP Area
5,497
Density / Sq Mi
$59,525
Median Household Income
$40,467
Median Earnings
$1,193
Median Rent
$197,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Two matching three-bedroom floor plans are complemented by a finished third-floor area with a kitchen, full bathroom, and office.
Where is this duplex located?
The property is located at 329 Field Street Rochester, 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: 2,400‑square‑foot duplex with two three‑bedroom, one‑bathroom residences; Each residence has formal living and dining rooms, hardwood floors, and natural woodwork; Finished third‑floor space includes a kitchen, full bathroom, and office room
