Duplex Property Requiring
For Sale
$567,000
111 Lincoln Avenue, New Rochelle, NY 10801
Two-family residence in R-4 zoning, offered as-is and requiring comprehensive repairs.
Property Size1,510 SF
Lot Size0.14 Acres
Days on Market12
Property Features for 111 Lincoln Avenue
General Information
Standard status
Active
Size
1,510 SF
Lot size
0.14 Acres
Property subtype
Residential Income
Zoning
R-4
Property Condition
Severity
Major
Evidence
complete renovation
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$11,423
Building Details
Building Size
1,510 SF
Year Built
1885
Units
2
Listing Agency:
Century 21 Scala Group
(203) 533-1850
Listed By:
Warren Newman
(203) 533-1850
Source:
Cohenandcohenrealty
Added: Aug 10
Changed: Aug 16
Last Checked: Aug 20 at 1:52PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Century 21 Scala Group
Investment Insights
Based on property information with market context.
Located at 111 Lincoln Avenue in New Rochelle, this two-family residence was built in 1885 and includes four bedrooms. The property sits on a 0.1435-acre lot within the R-4 zoning district and is being conveyed as-is. The entire house requires renovation, repairs, and updating, providing a substantial restoration project for an experienced purchaser.
Shopping, restaurants, schools, public transportation, and major highways are located nearby. The existing two-family configuration and four-bedroom layout provide the core physical characteristics for a complete property rehabilitation, subject to the buyer’s plans and applicable requirements.
Shopping, restaurants, schools, public transportation, and major highways are located nearby. The existing two-family configuration and four-bedroom layout provide the core physical characteristics for a complete property rehabilitation, subject to the buyer’s plans and applicable requirements.
Key Highlights
- Two‑family residence with 4 bedrooms
- Built in 1885
- 0.1435‑acre lot
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
$29,412
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
5.19%
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%
$588,240
$588.2K
Cap Rate 7%
$420,171
$420.2K
Cap Rate 9%
$326,800
$326.8K
Market Conditions
NOI Build-Up for 1,510 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
$44.9K $29.76/SF
− Vacancy
−$2.9K −$1.93/SF
EGI
$42.0K $27.83/SF
− OpEx
−$12.6K −$8.35/SF
NOI
$29.4K $19.48/SF
Area
Westchester County, NY
Vacancy
6.50%
Lease Rate
$29.76 /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%
$588,240
Cap Rate 7%
$420,171
Cap Rate 9%
$326,800
Alternative Uses
Best Use
Multifamily LT 5
$420.2K
$367.7K – $490.2K
NOI $29,412 @ 7.0% cap · market cap 5.19%
Second Best
Apartment 5plus
$370.0K
$323.7K – $431.7K
NOI $25,899 @ 7.0% cap · market cap 4.57%
Theoretical Best
Retail
$456.1K
$399.1K – $532.1K
NOI $31,928 @ 7.0% cap · market cap 5.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,782
Businesses Nearby
Explore this area
Business Placement
Demographics for 10801, NY
42,949
Population
16,912
Households
2.5
Avg Household Size
37
Median Age
43%
College-Educated
85%
High-School Grad
3.4 sq mi
ZIP Area
12,632
Density / Sq Mi
$83,534
Median Household Income
$50,274
Median Earnings
$1,742
Median Rent
$555,000
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-family residence in R-4 zoning, offered as-is and requiring comprehensive repairs.
Where is this duplex located?
The property is located at 111 Lincoln Avenue New Rochelle, NY.
What is the asking price?
The asking price for this property is $567,000.
What are key features of this property?
This property features: Two‑family residence with 4 bedrooms; Built in 1885; 0.1435‑acre lot
