Duplex With Updated
New
For Sale
$225,000
5-7 Otis St, Batavia, NY 14020
Two refreshed units offer flexible owner-occupant or rental use on an oversized city lot.
Property Size1,764 SF
Days on Market5
Property Features for 5-7 Otis St
General Information
Standard status
Active
Size
1,764 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,867
Building Details
Building Size
1,764 SF
Year Built
1890
Stories
2
Units
2
Listing Agency:
(585) 730-2060
Listed By:
Emily Reynolds
(585) 730-2060
Source:
Elliman
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 12 at 9:39AM
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 Emily Reynolds
Investment Insights
Based on property information with market context.
This two-unit property at 5–7 Otis Street includes refreshed kitchens in both residences, with painted cabinetry, tile backsplashes, new vinyl flooring, and updated light and plumbing fixtures. Additional vinyl flooring has been installed in multiple areas, and each unit provides a functional living arrangement. The building dates to 1890.
The property occupies a double city lot with expanded yard space for outdoor use, gardening, or future possibilities. Its Batavia setting places the duplex near schools, parks, shopping, restaurants, and downtown amenities. Walk Score is 80, rated Very Walkable, while Bike Score is 62, rated Bikeable.
The property occupies a double city lot with expanded yard space for outdoor use, gardening, or future possibilities. Its Batavia setting places the duplex near schools, parks, shopping, restaurants, and downtown amenities. Walk Score is 80, rated Very Walkable, while Bike Score is 62, rated Bikeable.
Key Highlights
- Two‑unit duplex with refreshed kitchens in both residences
- Double city lot with expanded yard area
- Kitchen updates include painted cabinets, tile backsplashes, and new vinyl flooring
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
$16,198
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
7.20%
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%
$323,960
$324.0K
Cap Rate 7%
$231,400
$231.4K
Cap Rate 9%
$179,978
$180.0K
Market Conditions
NOI Build-Up for 1,764 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
$24.3K $13.80/SF
− Vacancy
−$1.2K −$0.68/SF
EGI
$23.1K $13.12/SF
− OpEx
−$6.9K −$3.94/SF
NOI
$16.2K $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%
$323,960
Cap Rate 7%
$231,400
Cap Rate 9%
$179,978
Alternative Uses
Best Use
Multifamily LT 5
$231.4K
$202.5K – $270.0K
NOI $16,198 @ 7.0% cap · market cap 7.20%
Second Best
Apartment 5plus
$201.8K
$176.6K – $235.5K
NOI $14,127 @ 7.0% cap · market cap 6.28%
Theoretical Best
Warehouse
$1.64M
$1.43M – $1.91M
NOI $114,614 @ 7.0% cap · market cap 50.94%
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
388
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 - Two refreshed units offer flexible owner-occupant or rental use on an oversized city lot.
Where is this duplex located?
The property is located at 5-7 Otis St Batavia, NY.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Two‑unit duplex with refreshed kitchens in both residences; Double city lot with expanded yard area; Kitchen updates include painted cabinets, tile backsplashes, and new vinyl flooring
