Updated Side-by-Side
For Sale
$330,000
Pending
881-883 Pletcher Road, Youngstown, NY 14174
Residential, Youngstown, NY
Property Size2,546 SF
Lot Size0.28 Acres
Days on Market79
Property Features for 881-883 Pletcher Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Basement, Bathroom 2, Bedroom 2, Bedroom 1, Bedroom 4, Bathroom 3, Bathroom 4, Bathroom 1, Bedroom 3
Patio and Porch features
Deck
Interior features
CathedralCeilings
Exterior features
Deck, Fence
Fencing
Fenced
Appliances
GasWaterHeater
Subdivision
Pletcher Estates
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Lewiston-Porter
Middle school district
Lewiston-Porter
High school district
Lewiston-Porter
Directions
Creek Rd to Pletcher
Standard status
Pending
APN
292489-074-013-0001-005-000
Size
2,546 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Annual Amount
4310
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
in-unit laundry
private deck
Building Details
Year built
1984
Floors in Building
2
Number of units
2
Flooring type
Vinyl
Building materials
VinylSiding
Architectural style
Other
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Dana Fideli · License #10401268824
(716) 628-5545
Added: Jun 12
Changed: Aug 22
Last Checked: Aug 29 at 5:06PM
MLS# B1689304
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 2,546-square-foot side-by-side duplex, built in 1984, contains two residential units with a practical configuration for separate occupancy. Each unit includes 2 bedrooms, 1.5 bathrooms, a private basement with in-unit laundry, a living room with vaulted ceilings, and an eat-in kitchen. Recent improvements include updated kitchens, renovated bathrooms, luxury vinyl plank flooring, brand-new windows, a newer hot water tank for each unit, a new sump pump, and vinyl siding.
Each residence has its own deck overlooking the fenced backyard, while ample parking supports day-to-day use. Separate utilities allow each household to pay its own expenses. The property is situated on 0.28 acres and is served by public water, forced-air heating, and natural gas. Both units are expected to be vacant at closing, providing flexibility for owner occupancy or tenant selection.
Each residence has its own deck overlooking the fenced backyard, while ample parking supports day-to-day use. Separate utilities allow each household to pay its own expenses. The property is situated on 0.28 acres and is served by public water, forced-air heating, and natural gas. Both units are expected to be vacant at closing, providing flexibility for owner occupancy or tenant selection.
Key Highlights
- 2,546‑square‑foot duplex on 0.28 acres
- Two units, each with 2 bedrooms and 1.5 bathrooms
- Private basement with in‑unit laundry for each residence
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
$22,360
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
6.78%
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%
$447,200
$447.2K
Cap Rate 7%
$319,429
$319.4K
Cap Rate 9%
$248,444
$248.4K
Market Conditions
NOI Build-Up for 2,546 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
$34.2K $13.44/SF
− Vacancy
−$2.3K −$0.89/SF
EGI
$31.9K $12.55/SF
− OpEx
−$9.6K −$3.76/SF
NOI
$22.4K $8.78/SF
Area
Niagara County, NY
Vacancy
6.65%
Lease Rate
$13.44 /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%
$447,200
Cap Rate 7%
$319,429
Cap Rate 9%
$248,444
Alternative Uses
Best Use
Multifamily LT 5
$319.4K
$279.5K – $372.7K
NOI $22,360 @ 7.0% cap · market cap 6.78%
Second Best
Apartment 5plus
$283.5K
$248.1K – $330.8K
NOI $19,847 @ 7.0% cap · market cap 6.01%
Theoretical Best
Warehouse
$2.16M
$1.89M – $2.52M
NOI $151,433 @ 7.0% cap · market cap 45.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 14174, NY
5,654
Population
2,601
Households
2.2
Avg Household Size
50
Median Age
34%
College-Educated
98%
High-School Grad
23.2 sq mi
ZIP Area
244
Density / Sq Mi
$78,922
Median Household Income
$53,841
Median Earnings
$1,152
Median Rent
$235,400
Median Home Value
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 vacant units offer private basements, separate utilities, outdoor decks, and updated kitchens and bathrooms.
Where is this duplex located?
The property is located at 881-883 Pletcher Road Youngstown, NY.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: 2,546‑square‑foot duplex on 0.28 acres; Two units, each with 2 bedrooms and 1.5 bathrooms; Private basement with in‑unit laundry for each residence
