Building Details

Building Size 2,376 SF

Year Built 1960

Buildings 1

Construction brick

Listing Agency: Elysian Homes by Mark Siwiec and Associates

Listed By: Carly B Napier · License #10401332824 Show Phone

Source: Griffith-realty

Added: Sep 23 Changed: Oct 2 Last Checked: Oct 1 at 5:29PM

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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 Elysian Homes by Mark Siwiec and Associates

Investment Insights

Based on property information with market context.

This brick duplex, built in 1960, contains two similar residences. Each has three bedrooms, one and a half bathrooms, an eat-in kitchen, a living room, and a full basement. A washer and dryer are provided in each unit, and utilities are separate. The front residence has updated paint, flooring, and carpet.

The property also includes a detached garage and off-street parking.

Key Highlights

• Two residences, each with 3 bedrooms and 1.5 bathrooms
• Brick construction; built in 1960
• Full basement, eat‑in kitchen, and living room in 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

$22,149

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

6.82%

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%

$442,980 $443.0K

Cap Rate 7%

$316,414 $316.4K

Cap Rate 9%

$246,100 $246.1K

Market Conditions

NOI Build-Up for 2,376 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

$32.8K $13.80/SF

− Vacancy

−$1.1K −$0.48/SF

EGI

$31.6K $13.32/SF

− OpEx

−$9.5K −$4.00/SF

NOI

$22.1K $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%

$442,980

Cap Rate 7%

$316,414

Cap Rate 9%

$246,100

Alternative Uses

Best Use

Multifamily LT 5

$316.4K

$276.9K – $369.2K (±1% cap)

NOI $22,149 @ 7.0% cap · market cap 6.82%

Second Best

Apartment 5plus

$285.8K

$250.1K – $333.4K (±1% cap)

NOI $20,006 @ 7.0% cap · market cap 6.16%

Theoretical Best

Specialty Retail

$456.1K

$399.1K – $532.1K (±1% cap)

NOI $31,928 @ 7.0% cap · market cap 9.83%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Duplexes

Suggested Use

Top Pick Daycare Center (Bike/Boat/Book/etc) Store Locksmith Bakery Catering Service Pharmacy

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

597

Businesses Nearby

Explore this area Business Placement

Demographics for 14445, NY

7,781

Population

3,661

Households

2.1

Avg Household Size

39

Median Age

36%

College-Educated

93%

High-School Grad

2.0 sq mi

ZIP Area

3,891

Density / Sq Mi

$72,250

Median Household Income

$41,887

Median Earnings

$1,130

Median Rent

$151,200

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Duplex - Both residences offer three bedrooms, private laundry, and separate utilities.

Where is this duplex located?

The property is located at 120 Pine Street East Rochester, NY.

What is the asking price?

The asking price for this property is $324,900.

What are key features of this property?

This property features: Two residences, each with 3 bedrooms and 1.5 bathrooms; Brick construction; built in 1960; Full basement, eat‑in kitchen, and living room in each residence