Two-Unit Duplex with Separate
For Sale
$189,900
127 Hutchins Street, Batavia, NY 14020
Each unit has its own paved driveway and independently metered utilities.
Property Size1,772 SF
Price / SF$107.17
Days on Market126
Property Features for 127 Hutchins Street
General Information
Standard status
Active
Size
1,772 SF
Property subtype
Multi-Family
Taxes and HOA fees
Annual Taxes
$4,488
Amenities
Gas
Walkup, Full
3
Hardwood, Carpet
Cable Available
Asphalt
Paved Driveway.
Vinyl
Rectangular
66X102
City Road, Rectangular.
Building Details
Year Built
1880
Listing Agency:
(585) 421-5157
Listed By:
Howard Hanna
(585) 421-5157
Source:
Xome
Added: Apr 27
Changed: Aug 30
Last Checked: Aug 30 at 3:26AM
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-family duplex includes separate living spaces with distinct utility service and a private paved driveway for each unit. The lower apartment offers two bedrooms, a full bathroom, a spacious living room, an eat-in kitchen, French doors, a covered front porch, and an enclosed rear porch with washer and dryer connections. The upper apartment provides three bedrooms, a full bathroom, an enclosed entry, a large living room, and an eat-in kitchen.
The full walk-up basement features glass block windows and a walkout door. Property improvements include recent plumbing work, removal of the house trap, and replacement of the main stack beneath the slab. Interior finishes include hardwood and carpet, with cable availability noted. The building dates to 1880 and has vinyl siding, asphalt surfaces, and a rectangular 66X102 lot.
The full walk-up basement features glass block windows and a walkout door. Property improvements include recent plumbing work, removal of the house trap, and replacement of the main stack beneath the slab. Interior finishes include hardwood and carpet, with cable availability noted. The building dates to 1880 and has vinyl siding, asphalt surfaces, and a rectangular 66X102 lot.
Key Highlights
- Two‑family duplex with 2‑bedroom lower unit and 3‑bedroom upper unit
- Separate utilities and individual paved driveways for both units
- Lower unit includes covered front porch and enclosed rear porch with washer and dryer
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
$16,272
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
8.57%
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%
$325,440
$325.4K
Cap Rate 7%
$232,457
$232.5K
Cap Rate 9%
$180,800
$180.8K
Market Conditions
NOI Build-Up for 1,772 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
$24.5K $13.80/SF
− Vacancy
−$1.2K −$0.68/SF
EGI
$23.2K $13.12/SF
− OpEx
−$7.0K −$3.94/SF
NOI
$16.3K $9.18/SF
Area
Genesee County, NY
Vacancy
4.94%
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%
$325,440
Cap Rate 7%
$232,457
Cap Rate 9%
$180,800
Alternative Uses
Best Use
Multifamily LT 5
$232.5K
$203.4K – $271.2K
NOI $16,272 @ 7.0% cap · market cap 8.57%
Second Best
Apartment 5plus
$202.7K
$177.4K – $236.5K
NOI $14,191 @ 7.0% cap · market cap 7.47%
Theoretical Best
Warehouse
$1.64M
$1.44M – $1.92M
NOI $115,134 @ 7.0% cap · market cap 60.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
370
Businesses Nearby
Explore this area
Business Placement
Demographics for 14020, NY
22,627
Population
10,930
Households
2.1
Avg Household Size
43
Median Age
23%
College-Educated
92%
High-School Grad
66.3 sq mi
ZIP Area
341
Density / Sq Mi
$59,834
Median Household Income
$43,031
Median Earnings
$915
Median Rent
$148,100
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 - Each unit has its own paved driveway and independently metered utilities.
Where is this duplex located?
The property is located at 127 Hutchins Street Batavia, NY.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: Two‑family duplex with 2‑bedroom lower unit and 3‑bedroom upper unit; Separate utilities and individual paved driveways for both units; Lower unit includes covered front porch and enclosed rear porch with washer and dryer
