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    3486 Brockport Spencerport Rd Spencerport, NY 14559

    Sponsored
    For Sale
    Pending
    $348,888

    MULTI_FAMILY - Other - Spencerport, NY

    Property size:
    2,160 SF
    Lot size:
    0.55 Acres
    Days on Market:
    18
    Last Refresh:
    Feb 8 at 10:06 am

    Property Features for 3486 Brockport Spencerport Rd

    General Information

    Special listing conditions
    Standard
    Property type
    Residential Multi Family
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Pending
    Rooms
    Bedroom 1, Bedroom 4, Basement, Bathroom 4, Bedroom 3, Bathroom 3, Bathroom 1, Bathroom 2, Bedroom 2
    Bedrooms
    4
    Bathrooms
    4
    APN
    263889-085-040-0002-016-000
    Parking features
    Garage
    Patio and Porch features
    Patio
    Interior features
    ProgrammableThermostat
    Exterior features
    Patio
    Appliances
    GasWaterHeater, Humidifier
    Size
    2,160 SF
    Lot size
    0.55 Acres

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Forced Air, Natural Gas
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1973
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Vinyl, Carpet, Tile, Varies
    Building materials
    AluminumSiding, AtticCrawlHatchwaysInsulated, VinylSiding, CopperPlumbing
    Roof type
    Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Cindy A. Blair

    Geraci Realty (585) 737-6129

    Listing agent Cindy A. Blair (585) 737-6129 License #40BL0837364

    Listing date Jan 22, 2026

    MLS# R1656465 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.

    Learn more

    Property Insight Report

    Overview

    Spencerport Duplex with Garage

    This side-by-side duplex in Spencerport, NY, presents an opportunity for owner-occupancy with income potential. One unit provides access to an insulated 784 square foot attached garage with a 9.5-foot ceiling, suitable for storage, workspace, company vehicles, machinery, or inventory. The property features separate utilities, full walk-out basements, 1.5 bathrooms, laundry facilities, and private patios for each unit. The large driveway accommodates 8-10 cars. Recent upgrades include a new tear-off roof with 50-year shingles installed 6 months ago, central air with furnaces and humidifiers installed in unit A 2.5 years ago and unit B 1 year ago, replacement windows throughout 2024-2025, and attic insulation. The property is set back from the road on a 0.55-acre lot. It is conveniently located near the expressway entrance. The property size is 2160 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Food Market HVAC Service Grocery & Convenience Store Bar & Pub Daycare Center Pet Grooming Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Spencerport
    County
    Monroe
    State
    New York
    Longitude
    -77.850501
    Latitude
    43.188544

    FAQs

    What type of property is this?
    Duplex - Side-by-side duplex with garage, separate utilities, and recent upgrades.
    Where is this duplex located?
    The property is located at 3486 Brockport Spencerport Rd Spencerport, NY.
    What is the asking price?
    The asking price for this property is $348,888.
    What are key features of this property?
    This property features: - Ideal for owner-occupant seeking income generation with a LARGE, INSULATED ATTACHED GARAGE (784 sq ft, 9.5' ceiling) suitable for company vehicles/machinery/inventory.; - NEW TEAR-OFF ROOF (6 months old) with 50-year shingles, plus recently replaced central air, furnaces, humidifiers, and replacement windows.; - Duplex configuration with separate utilities, full walk-out basements, 1.5 baths per unit, laundry, and private patios.
    (585) 802-8022
    Request Owner's contact information
    3486 Brockport Spencerport Rd Spencerport, NY 14559
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    Spencerport, NY 14559
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    3486 Brockport Spencerport Rd Spencerport, NY 14559
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    We can help!
    Listing Contact
    Cindy A. Blair
    Real Estate License ID: 40BL0837364
    (585) 802-8022
    Learn more
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