Two-Unit Duplex with Enclosed
For Sale
$274,900
Pending
703-705 Holt Rd, Webster, NY 14580
Duplex with two bedrooms per unit, enclosed front porches, enclosed rear porches, separate decks, and separate utilities.
Property Size1,645 SF
Days on Market43
Property Features for 703-705 Holt Rd
General Information
Standard status
Pending
Size
1,645 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,384
Building Details
Building Size
1,645 SF
Year Built
1965
Stories
1
Units
2
Listing Agency:
(585) 944-3859
Listed By:
Mark Crandall
(585) 944-3859
Source:
Elliman
Added: Jul 9
Changed: Aug 8
Last Checked: Aug 19 at 10:04AM
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 Mark Crandall
Investment Insights
Based on property information with market context.
703-705 Holt Road is a well-laid-out duplex featuring two connected enclosed front porches that create a welcoming entry and provide additional year-round space. Each unit includes its own living room, large kitchen, two bedrooms, and a full bathroom. At the rear of the property, each unit has an enclosed porch with direct access to a separate deck, extending indoor living outdoors.
The property offers practical long-term convenience with separate utilities for the two units. A large yard provides additional outdoor space, and there is a two-car garage located at the back of the property for parking and storage. Based on the provided disclosures, offers will be reviewed on Tuesday, July 14th at 11am.
The property offers practical long-term convenience with separate utilities for the two units. A large yard provides additional outdoor space, and there is a two-car garage located at the back of the property for parking and storage. Based on the provided disclosures, offers will be reviewed on Tuesday, July 14th at 11am.
Key Highlights
- Duplex built in 1965 with 2 bedrooms and 1 full bathroom in each unit
- Each unit includes its own living room and large kitchen
- Enclosed front porches provide year‑round entry and additional indoor‑outdoor space
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
$15,335
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
5.58%
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%
$306,700
$306.7K
Cap Rate 7%
$219,071
$219.1K
Cap Rate 9%
$170,389
$170.4K
Market Conditions
NOI Build-Up for 1,645 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
$22.7K $13.80/SF
− Vacancy
−$795 −$0.48/SF
EGI
$21.9K $13.32/SF
− OpEx
−$6.6K −$4.00/SF
NOI
$15.3K $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%
$306,700
Cap Rate 7%
$219,071
Cap Rate 9%
$170,389
Alternative Uses
Best Use
Multifamily LT 5
$219.1K
$191.7K – $255.6K
NOI $15,335 @ 7.0% cap · market cap 5.58%
Second Best
Apartment 5plus
$197.9K
$173.1K – $230.9K
NOI $13,851 @ 7.0% cap · market cap 5.04%
Theoretical Best
Specialty Retail
$315.8K
$276.3K – $368.4K
NOI $22,105 @ 7.0% cap · market cap 8.04%
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
64
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
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 - Duplex with two bedrooms per unit, enclosed front porches, enclosed rear porches, separate decks, and separate utilities.
Where is this duplex located?
The property is located at 703-705 Holt Rd Webster, NY.
What is the asking price?
The asking price for this property is $274,900.
What are key features of this property?
This property features: Duplex built in 1965 with 2 bedrooms and 1 full bathroom in each unit; Each unit includes its own living room and large kitchen; Enclosed front porches provide year‑round entry and additional indoor‑outdoor space
