Three-Unit Triplex with Separate
New
For Sale
$349,900
135 E Main St, Victor, NY 14564
Occupied three-unit property with separate utilities, off-street parking, shared basement storage, and a covered front porch.
Property Size2,714 SF
Days on Market6
Property Features for 135 E Main St
General Information
Standard status
Active
Size
2,714 SF
Property subtype
Multi Family
Occupancy
100%
Units
Unit Mix
1 x 1BR/1BA, 1 x 3BR/1BA, 1 x 2BR/1BA
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$6,773
Amenities
shared full basement
off-street parking
shared yard
covered front porch
Building Details
Building Size
2,714 SF
Year Built
1890
Listing Agency:
Keller Williams Realty Greater Rochester
(585) 340-4940
Listed By:
Susan E. Glenz · License #10301214679
(585) 340-4940
Source:
Highfallssir
Added: Aug 4
Changed: Aug 9
Last Checked: Aug 9 at 11:53AM
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 Keller Williams Realty Greater Rochester
Investment Insights
Based on property information with market context.
Built in 1890, this three-unit residential income property includes two first-floor apartments and a second-floor apartment. Unit 1 measures 925 sq ft with one bedroom, one full bath, an eat-in kitchen, and living room. Unit 3 offers 1,350 sq ft, two bedrooms, one full bath, an eat-in kitchen, formal dining room, and living room. The 1,150-square-foot Unit 2 includes three bedrooms, one full bath, an eat-in kitchen, and living room. All three units are occupied under month-to-month leases and have separate utilities.
Recent work includes a renovated bathroom, new kitchen appliances, flooring, and paint in Unit 3 during 2024, along with a new garage door in 2023 and replacement of the garage cement floor in 2024. The property also provides a shared full basement, large off-street parking area, shared yard, and covered front porch with new decking and rails. Three boilers and 3 hot water tanks serve the building. Victor Village shops, restaurants, and amenities are within walking distance.
Recent work includes a renovated bathroom, new kitchen appliances, flooring, and paint in Unit 3 during 2024, along with a new garage door in 2023 and replacement of the garage cement floor in 2024. The property also provides a shared full basement, large off-street parking area, shared yard, and covered front porch with new decking and rails. Three boilers and 3 hot water tanks serve the building. Victor Village shops, restaurants, and amenities are within walking distance.
Key Highlights
- Three‑unit property with all units occupied on month‑to‑month leases
- Unit mix includes 1‑bedroom, 2‑bedroom, and 3‑bedroom apartments
- Separate utilities for all three units
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
$30,981
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
8.85%
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%
$619,620
$619.6K
Cap Rate 7%
$442,586
$442.6K
Cap Rate 9%
$344,233
$344.2K
Market Conditions
NOI Build-Up for 2,714 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
$61.2K $22.56/SF
− Vacancy
−$4.9K −$1.80/SF
EGI
$56.3K $20.76/SF
− OpEx
−$25.3K −$9.34/SF
NOI
$31.0K $11.42/SF
Area
Ontario County, NY
Vacancy
8.00%
Lease Rate
$22.56 /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%
$619,620
Cap Rate 7%
$442,586
Cap Rate 9%
$344,233
Alternative Uses
Best Use
Multifamily LT 5
$496.5K
$434.5K – $579.3K
NOI $34,757 @ 7.0% cap · market cap 9.93%
Second Best
Apartment 5plus
$442.6K
$387.3K – $516.4K
NOI $30,981 @ 7.0% cap · market cap 8.85%
Theoretical Best
Office A
$812.3K
$710.8K – $947.7K
NOI $56,864 @ 7.0% cap · market cap 16.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
395
Businesses Nearby
Explore this area
Business Placement
Demographics for 14564, NY
16,138
Population
7,021
Households
2.3
Avg Household Size
46
Median Age
57%
College-Educated
97%
High-School Grad
42.3 sq mi
ZIP Area
382
Density / Sq Mi
$111,293
Median Household Income
$63,358
Median Earnings
$1,431
Median Rent
$337,800
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?
Triplex - Occupied three-unit property with separate utilities, off-street parking, shared basement storage, and a covered front porch.
Where is this triplex located?
The property is located at 135 E Main St Victor, 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: Three‑unit property with all units occupied on month‑to‑month leases; Unit mix includes 1‑bedroom, 2‑bedroom, and 3‑bedroom apartments; Separate utilities for all three units
