Renovated Duplex with Rear
For Sale
$219,900
1209 Ridge Rd, Webster, NY 14580
Two updated apartments offer flexible layouts, dedicated laundry areas, and off-street parking.
Property Size1,382 SF
Price / SF$159.12
Days on Market53
Property Features for 1209 Ridge Rd
General Information
Standard status
Active
Size
1,382 SF
Building Details
Year Built
1925
Listing Agency:
Howard Hanna
Listed By:
Nathan J. Wenzel · License #10301213320
(585) 473-1320
Source:
Skinnercnyrealty
Added: Aug 2
Changed: Sep 12
Last Checked: Sep 22 at 10:53PM
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 Howard Hanna
Investment Insights
Based on property information with market context.
This two-unit duplex contains 1,382 square feet in a 3-bedroom, 1-bath apartment and a 1-bedroom, 1-bath apartment. Both residences have updated appliances, paint, and flooring, with the upper unit refreshed two years ago and the lower unit completed just weeks ago. Laundry is accommodated in both units, and the property includes two water heaters averaging five years old. Off-street parking serves six or more vehicles.
The offering includes a 0.4-acre main parcel and an additional 0.14-acre vacant residential lot at the rear, creating a combined 0.54-acre site. Home Office zoning within Webster’s MC Medium-Intensity Commercial District adds a documented commercial-use component. The property is a few blocks from the Route 104 entrance, approximately half a mile from Wegmans, banks, and local businesses, and less than a mile from shopping at the Towne Center at Webster. The home was built in 1925.
The offering includes a 0.4-acre main parcel and an additional 0.14-acre vacant residential lot at the rear, creating a combined 0.54-acre site. Home Office zoning within Webster’s MC Medium-Intensity Commercial District adds a documented commercial-use component. The property is a few blocks from the Route 104 entrance, approximately half a mile from Wegmans, banks, and local businesses, and less than a mile from shopping at the Towne Center at Webster. The home was built in 1925.
Key Highlights
- 1,382‑square‑foot duplex with a 3 bed, 1 bath unit and a 1 bed, 1 bath unit
- 0.4‑acre main parcel plus a 0.14‑acre vacant residential lot at the rear
- Combined 0.54‑acre offering
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
$12,883
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
5.86%
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%
$257,660
$257.7K
Cap Rate 7%
$184,043
$184.0K
Cap Rate 9%
$143,144
$143.1K
Market Conditions
NOI Build-Up for 1,382 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
$19.1K $13.80/SF
− Vacancy
−$668 −$0.48/SF
EGI
$18.4K $13.32/SF
− OpEx
−$5.5K −$4.00/SF
NOI
$12.9K $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%
$257,660
Cap Rate 7%
$184,043
Cap Rate 9%
$143,144
Alternative Uses
Best Use
Multifamily LT 5
$184.0K
$161.0K – $214.7K
NOI $12,883 @ 7.0% cap · market cap 5.86%
Second Best
Apartment 5plus
$166.2K
$145.5K – $193.9K
NOI $11,636 @ 7.0% cap · market cap 5.29%
Theoretical Best
Specialty Retail
$265.3K
$232.1K – $309.5K
NOI $18,571 @ 7.0% cap · market cap 8.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
903
Businesses Nearby
Explore this area
Business Placement
Demographics for 14580, NY
54,148
Population
24,355
Households
2.2
Avg Household Size
46
Median Age
45%
College-Educated
96%
High-School Grad
42.6 sq mi
ZIP Area
1,271
Density / Sq Mi
$95,499
Median Household Income
$58,150
Median Earnings
$1,387
Median Rent
$253,000
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two updated apartments offer flexible layouts, dedicated laundry areas, and off-street parking.
Where is this duplex located?
The property is located at 1209 Ridge Rd Webster, NY.
What is the asking price?
The asking price for this property is $219,900.
What are key features of this property?
This property features: 1,382‑square‑foot duplex with a 3 bed, 1 bath unit and a 1 bed, 1 bath unit; 0.4‑acre main parcel plus a 0.14‑acre vacant residential lot at the rear; Combined 0.54‑acre offering
