Riverside Duplex with
For Sale
$150,000
Pending
26 S Main St, Batavia, NY 14020
Riverside duplex with two rented units, private outdoor space, and off-street parking on two asphalt driveways.
Property Size1,612 SF
Days on Market32
Property Features for 26 S Main St
General Information
Standard status
Pending
Size
1,612 SF
Property subtype
Multi Family
Occupancy
100%
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,770
Building Details
Building Size
1,612 SF
Year Built
1910
Units
2
Listing Agency:
Benchmark Realty Advisors, LLC
(585) 398-2140
Listed By:
Michael A Bowler · License #10491211713
(585) 398-2140
Source:
Elliman
Added: Jul 12
Changed: Aug 8
Last Checked: Aug 11 at 9:32AM
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 Benchmark Realty Advisors, LLC
Investment Insights
Based on property information with market context.
This income-producing duplex offers two separate residential units, both currently rented. The lower unit is a 3-bedroom layout with a tub/shower full bath and full basement access with washer/dryer hookups. The upper unit is a 2-bedroom configuration with a full bath with shower. Each unit has its own outdoor space, including an upper deck, a lower deck, and a concrete patio beneath overlooking a backyard along the Tonawanda River.
The exterior is designed for low maintenance, featuring vinyl siding and a newer roof installed within the last three years. For utilities, rent includes gas and water, while electric is separately metered. The property is served by forced-air gas heat, gas hot water, fiberglass insulation, and public water and sewer.
Two asphalt driveways provide off-street parking. Gas heating is complemented by washer/dryer hookups in the basement for the lower unit, supporting in-home laundry convenience.
The exterior is designed for low maintenance, featuring vinyl siding and a newer roof installed within the last three years. For utilities, rent includes gas and water, while electric is separately metered. The property is served by forced-air gas heat, gas hot water, fiberglass insulation, and public water and sewer.
Two asphalt driveways provide off-street parking. Gas heating is complemented by washer/dryer hookups in the basement for the lower unit, supporting in-home laundry convenience.
Key Highlights
- Riverside duplex built in 1910 with both units currently rented.
- Lower unit: 3 bedrooms with tub/shower full bath and full basement access with washer/dryer hookups.
- Upper unit: 2 bedrooms with full bath and shower, plus private outdoor space on an upper deck.
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
$12,910
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
8.61%
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%
$258,200
$258.2K
Cap Rate 7%
$184,429
$184.4K
Cap Rate 9%
$143,444
$143.4K
Market Conditions
NOI Build-Up for 1,612 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
$24.8K $15.36/SF
− Vacancy
−$1.3K −$0.80/SF
EGI
$23.5K $14.56/SF
− OpEx
−$10.6K −$6.55/SF
NOI
$12.9K $8.01/SF
Area
Genesee County, NY
Vacancy
5.20%
Lease Rate
$15.36 /SF/Yr
Expense Ratio
45.00%
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%
$258,200
Cap Rate 7%
$184,429
Cap Rate 9%
$143,444
Alternative Uses
Best Use
Multifamily LT 5
$211.5K
$185.0K – $246.7K
NOI $14,803 @ 7.0% cap · market cap 9.87%
Second Best
Apartment 5plus
$184.4K
$161.4K – $215.2K
NOI $12,910 @ 7.0% cap · market cap 8.61%
Theoretical Best
Warehouse
$1.50M
$1.31M – $1.75M
NOI $104,738 @ 7.0% cap · market cap 69.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
797
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 - Riverside duplex with two rented units, private outdoor space, and off-street parking on two asphalt driveways.
Where is this duplex located?
The property is located at 26 S Main St Batavia, NY.
What is the asking price?
The asking price for this property is $150,000.
What are key features of this property?
This property features: Riverside duplex built in 1910 with both units currently rented.; Lower unit: 3 bedrooms with tub/shower full bath and full basement access with washer/dryer hookups.; Upper unit: 2 bedrooms with full bath and shower, plus private outdoor space on an upper deck.
