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    4-Unit Multifamily Property Title is generated by Realmo AI

    23 N Main St, Brockport, NY 14420

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    For Sale
    $474,900

    Four-unit residential income property with coin-operated laundry and recent major mechanical and electrical updates.

    Type:Multi Family
    Property size:
    4,500 SF
    Price / SF:
    $105/SF
    Added:
    Jun 3, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 6 at 5:25 am

    Property Features for 23 N Main St

    General Information

    Standard status
    Active
    Size
    4,500 SF
    Property subtype
    Multi Family

    Building Details

    Year Built
    1900

    We can help!

    Listing Contact
    Tiffany A. Montgomery
    Tiffany A. Montgomery

    Listing agent Tiffany A. Montgomery License #10401264388

    Listing office Revolution Real Estate

    Listing date Jun 3, 2026

    Source Elliman

    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 Revolution Real Estate

    HighLights

    • 4‑unit multifamily with over 4,500 SF of living space
    • On‑site coin‑operated laundry plus basement storage for tenants
    • Metal roof installed 1 year ago
    • Brand‑new electrical panels throughout the building in 2026
    • Newer water heaters (1 to 4 years old); furnaces approx. 10 years old
    • Certificate of Occupancy issued 7/16/2025; potential to convert to a 5‑unit building

    Overview

    This 4-unit multifamily property is configured for separate residential living spaces within a single building. The exterior features vinyl siding, and the building includes on-site coin-operated laundry along with basement storage for tenants. Major systems have been updated in recent years, including a metal roof installed about one year ago, brand-new electrical panels throughout the building in 2026, furnaces that are approximately 10 years old, and water heaters reportedly ranging from about 1 to 4 years old. A Certificate of Occupancy was issued on 7/16/2025.

    The property is located at 23 N Main St in Brockport, positioned just steps from the Erie Canal. Public remarks also note proximity to local shops and restaurants, with the area described as somewhat bikeable and car-dependent based on provided BikeScore and WalkScore figures.

    For investors and owner-occupants, this building offers an income-producing residential setup with practical resident amenities already in place, including coin laundry and tenant storage. The current configuration provides straightforward four-unit ownership, and the public remarks mention a potential opportunity to convert to a 5-unit building for the next owner, subject to applicable approvals and requirements.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $62.1k $13.80
    − Vacancy −$2.2k −$0.48
    EGI $59.9k $13.32
    − OpEx −$18.0k −$4.00
    NOI $41.9k $9.32
    4,500 SF · lease $13.80/SF/yr · vacancy 3.50% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $599.3K
    $524.4K – $699.2K (±1% cap)
    NOI $41,949 @ 7.0% cap · market cap 8.83%
    Second Best
    Apartment 5plus
    $541.3K
    $473.6K – $631.5K (±1% cap)
    NOI $37,890 @ 7.0% cap · market cap 7.98%
    Theoretical Best
    Specialty Retail
    $863.9K
    $755.9K – $1.01M (±1% cap)
    NOI $60,471 @ 7.0% cap · market cap 12.73%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Brockport
    County
    Monroe
    State
    New York
    Longitude
    -77.9381425
    Latitude
    43.215972

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    FAQs

    What type of property is this?
    Quadplex - Four-unit residential income property with coin-operated laundry and recent major mechanical and electrical updates.
    Where is this quadplex located?
    The property is located at 23 N Main St Brockport, NY.
    What is the asking price?
    The asking price for this property is $474,900.
    What are key features of this property?
    This property features: 4‑unit multifamily with over 4,500 SF of living space; On‑site coin‑operated laundry plus basement storage for tenants; Metal roof installed 1 year ago
    (315) 719-8776
    We can help!
    Listing Contact
    Tiffany A. Montgomery
    Tiffany A. Montgomery
    Real Estate License ID: 10401264388
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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