Updated Duplex with In-Unit
New
For Sale
$349,900
36 South Ave, Webster, NY 14580
Two residential units offer in-unit laundry and a range of recent building and appliance improvements.
Property Size2,088 SF
Days on Market3
Property Features for 36 South Ave
General Information
Standard status
Active
Size
2,088 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,343
Building Details
Building Size
2,088 SF
Year Built
1860
Stories
2
Units
2
Listing Agency:
Keller Williams Realty Greater Rochester
Listed By:
Laura Pfleuger · License #10401351575
(716) 785-1659
Source:
Elliman
Added: Sep 18
Last Checked: Sep 19 at 10:38AM
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.
This two-family duplex at 36 South Ave includes in-unit laundry in both residences and has received extensive updates. Improvements include a roof replaced in 2022 with a transferable warranty, rear-unit stair replacement in 2022, a new sump pump in 2023, properly vented dryer vents and exhaust fans in 2024, and a water heater installed in 2024. Flooring was updated throughout in 2024, while the front and rear porch stairs were replaced in 2025. The rear unit also includes a new dishwasher installed in 2025, along with additional appliance, plumbing, and electrical improvements.
The property is in Webster Village, near shops, restaurants, parks, and everyday conveniences. It offers a two-residence configuration with updates spanning major building systems, interior finishes, safety-related ventilation, and appliances.
The property is in Webster Village, near shops, restaurants, parks, and everyday conveniences. It offers a two-residence configuration with updates spanning major building systems, interior finishes, safety-related ventilation, and appliances.
Key Highlights
- Two‑family duplex with in‑unit laundry in each residence
- Roof replaced in 2022 with transferable warranty
- Rear‑unit interior stairs replaced in 2022
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
$19,464
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
5.56%
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%
$389,280
$389.3K
Cap Rate 7%
$278,057
$278.1K
Cap Rate 9%
$216,267
$216.3K
Market Conditions
NOI Build-Up for 2,088 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
$28.8K $13.80/SF
− Vacancy
−$1.0K −$0.48/SF
EGI
$27.8K $13.32/SF
− OpEx
−$8.3K −$4.00/SF
NOI
$19.5K $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%
$389,280
Cap Rate 7%
$278,057
Cap Rate 9%
$216,267
Alternative Uses
Best Use
Multifamily LT 5
$278.1K
$243.3K – $324.4K
NOI $19,464 @ 7.0% cap · market cap 5.56%
Second Best
Apartment 5plus
$251.2K
$219.8K – $293.0K
NOI $17,581 @ 7.0% cap · market cap 5.02%
Theoretical Best
Specialty Retail
$400.8K
$350.7K – $467.6K
NOI $28,058 @ 7.0% cap · market cap 8.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
836
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer in-unit laundry and a range of recent building and appliance improvements.
Where is this duplex located?
The property is located at 36 South Ave Webster, 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: Two‑family duplex with in‑unit laundry in each residence; Roof replaced in 2022 with transferable warranty; Rear‑unit interior stairs replaced in 2022
