Rochester Duplex with Separate
For Sale
$349,900
Pending
1269 Park Ave, Rochester, NY 14610
Two-unit duplex includes a two-floor main unit and an upper unit with separate utilities; upper unit is currently rented.
Property Size1,877 SF
Days on Market74
Property Features for 1269 Park Ave
General Information
Standard status
Pending
Size
1,877 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,182
Building Details
Building Size
1,877 SF
Year Built
1920
Units
2
Listed By:
Corey Moran
(607) 341-1230
Source:
Elliman
Added: Jun 24
Changed: Aug 25
Last Checked: Sep 4 at 12:13PM
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 Corey Moran
Investment Insights
Based on property information with market context.
This duplex at 1269 Park Ave offers two separate living units with a total of two floors in the main unit and a self-contained second unit. The main unit features a living room with large windows, a wood-burning fireplace, a formal dining room, and an eat-in kitchen with a breakfast bar, along with a half bathroom on the main level. Upstairs, it continues with three bedrooms and a full bathroom. The second unit includes a living room, eat-in kitchen, one bedroom, and one full bathroom. Separate utilities are provided, and the upper unit is currently rented.
The property is positioned in a Park Avenue area described as close to local cafes, restaurants, boutiques, and parks. Based on provided walk, bike, and transit scores, the area is rated as somewhat bikeable with minimal transit and a car-dependent rating.
For buyers seeking an owner-occupant setup or an income-focused residential property, the current rental status and separate utilities provide a practical foundation for day-to-day management of each unit.
The property is positioned in a Park Avenue area described as close to local cafes, restaurants, boutiques, and parks. Based on provided walk, bike, and transit scores, the area is rated as somewhat bikeable with minimal transit and a car-dependent rating.
For buyers seeking an owner-occupant setup or an income-focused residential property, the current rental status and separate utilities provide a practical foundation for day-to-day management of each unit.
Key Highlights
- Duplex built in 1920 with a two‑floor main unit plus a separate upper unit
- Main unit features a living room with large windows and a wood‑burning fireplace
- Main level includes a formal dining room, eat‑in kitchen with breakfast bar, and a half bathroom
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
$21,602
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
6.17%
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%
$432,040
$432.0K
Cap Rate 7%
$308,600
$308.6K
Cap Rate 9%
$240,022
$240.0K
Market Conditions
NOI Build-Up for 1,877 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
$32.7K $17.40/SF
− Vacancy
−$1.8K −$0.96/SF
EGI
$30.9K $16.44/SF
− OpEx
−$9.3K −$4.93/SF
NOI
$21.6K $11.51/SF
Area
Rochester, NY
Vacancy
5.51%
Lease Rate
$17.40 /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%
$432,040
Cap Rate 7%
$308,600
Cap Rate 9%
$240,022
Alternative Uses
Best Use
Multifamily LT 5
$308.6K
$270.0K – $360.0K
NOI $21,602 @ 7.0% cap · market cap 6.17%
Second Best
Apartment 5plus
$275.1K
$240.7K – $320.9K
NOI $19,255 @ 7.0% cap · market cap 5.50%
Theoretical Best
Office A
$514.2K
$449.9K – $599.9K
NOI $35,993 @ 7.0% cap · market cap 10.29%
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
1,064
Businesses Nearby
Explore this area
Business Placement
Demographics for 14610, NY
14,311
Population
7,823
Households
1.8
Avg Household Size
44
Median Age
66%
College-Educated
97%
High-School Grad
4.2 sq mi
ZIP Area
3,407
Density / Sq Mi
$83,260
Median Household Income
$60,448
Median Earnings
$1,181
Median Rent
$238,200
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-unit duplex includes a two-floor main unit and an upper unit with separate utilities; upper unit is currently rented.
Where is this duplex located?
The property is located at 1269 Park Ave Rochester, NY.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: Duplex built in 1920 with a two‑floor main unit plus a separate upper unit; Main unit features a living room with large windows and a wood‑burning fireplace; Main level includes a formal dining room, eat‑in kitchen with breakfast bar, and a half bathroom
