Duplex with Professional Office
For Sale
$229,900
56 Market Street, Brockport, NY 14420
Residential, Brockport, NY
Property Size1,602 SF
Lot Size0.22 Acres
Price / SF$143.51
Days on Market295
Property Features for 56 Market Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 1, Bedroom 1, Bedroom 3, Bathroom 2
Parking features
Garage, On Street
Window features
Skylight(s)
Patio and Porch features
Deck
Interior features
Skylights
Exterior features
Balcony, Deck
Appliances
GasWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Brockport
Middle school district
Brockport
High school district
Brockport
Directions
Turn east off of Main Street. Property is on the south side of road with for sale sign.
Subdivision
Brockport Village-Sweden-265201
Standard status
Active
APN
265201-069-530-0001-006-000
Size
1,602 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Annual Amount
5590
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Flooring type
Resilient, Varies
Building materials
VinylSiding
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Berkshire Hathaway HomeServices Discover Real Estate · Prudential Real Estate
(585) 352-4896
Listed By:
Dennis R. Levandowski · License #37LE0742479
(585) 729-4886
Added: Dec 1, 2025
Changed: Sep 16
Last Checked: Sep 22 at 9:06AM
MLS# R1653004
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 1,602-square-foot property on a 0.22-acre lot is arranged for two distinct uses. The first floor contains professional office space, while the second floor provides an apartment with its own entrance. Interior features include skylights, resilient and varied flooring, central air, and forced-air heating powered by natural gas. Exterior improvements include a balcony and deck, with vinyl siding and an asphalt roof.
The property is zoned as a converted single residence and includes a garage along with off-street parking. Public water serves the building. Located in the village of Brockport near the canal, the property offers a combined residential and office configuration at 56 Market Street.
The property is zoned as a converted single residence and includes a garage along with off-street parking. Public water serves the building. Located in the village of Brockport near the canal, the property offers a combined residential and office configuration at 56 Market Street.
Key Highlights
- 1,602 SF property on a 0.22‑acre lot
- Second‑floor apartment has a separate entrance
- Professional office space occupies the first floor
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
$14,934
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
6.50%
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%
$298,680
$298.7K
Cap Rate 7%
$213,343
$213.3K
Cap Rate 9%
$165,933
$165.9K
Market Conditions
NOI Build-Up for 1,602 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
$22.1K $13.80/SF
− Vacancy
−$774 −$0.48/SF
EGI
$21.3K $13.32/SF
− OpEx
−$6.4K −$4.00/SF
NOI
$14.9K $9.32/SF
Area
Monroe County, NY
Vacancy
3.50%
Lease Rate
$13.80 /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%
$298,680
Cap Rate 7%
$213,343
Cap Rate 9%
$165,933
Alternative Uses
Best Use
Multifamily LT 5
$213.3K
$186.7K – $248.9K
NOI $14,934 @ 7.0% cap · market cap 6.50%
Second Best
Apartment 5plus
$192.7K
$168.6K – $224.8K
NOI $13,489 @ 7.0% cap · market cap 5.87%
Theoretical Best
Specialty Retail
$307.5K
$269.1K – $358.8K
NOI $21,528 @ 7.0% cap · market cap 9.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
768
Businesses Nearby
Explore this area
Business Placement
Demographics for 14420, NY
19,567
Population
8,245
Households
2.4
Avg Household Size
34
Median Age
35%
College-Educated
94%
High-School Grad
59.0 sq mi
ZIP Area
332
Density / Sq Mi
$69,716
Median Household Income
$35,211
Median Earnings
$951
Median Rent
$178,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-level property combines a second-floor apartment with first-floor professional office space and off-street parking.
Where is this duplex located?
The property is located at 56 Market Street Brockport, NY.
What is the asking price?
The asking price for this property is $229,900.
What are key features of this property?
This property features: 1,602 SF property on a 0.22‑acre lot; Second‑floor apartment has a separate entrance; Professional office space occupies the first floor
