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    Four-Unit Residential Income Property Title is generated by Realmo AI

    1393-1399 Culver Road, Rochester, NY 14609

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    New
    For Sale
    $450,000

    MULTI_FAMILY - Other - Rochester, NY

    Property size:
    6,192 SF
    Lot size:
    0.19 Acres
    Price / SF:
    $72/SF
    Added:
    Jun 5, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 6 at 5:06 pm

    Property Features for 1393-1399 Culver Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    8
    Bathrooms
    4
    Rooms
    Bedroom 5, Bedroom 3, Bedroom 1, Bedroom 4, Bathroom 4, Bathroom 1, Bathroom 2, Bedroom 2, Bedroom 6, Bedroom 7, Bedroom 8, Bathroom 3, Basement
    Parking features
    Garage
    Interior features
    Attic, CeilingFans, NaturalWoodwork, ProgrammableThermostat
    Appliances
    GasWaterHeater
    Standard status
    Active
    APN
    261400-107-400-0001-042-000-0000
    Size
    6,192 SF
    Lot size
    0.19 Acres

    Taxes and HOA fees

    Tax Annual Amount
    7331

    Utilities

    Heating system
    Natural Gas, Forced Air, Zoned
    Cooling system
    Zoned
    Water source
    Public

    Building Details

    Year built
    1920
    Floors in Building
    3
    Number of units
    4
    Flooring type
    Varies, Laminate, Tile, Hardwood
    Building materials
    VinylSiding, CopperPlumbing
    Roof type
    Asphalt
    Architectural style
    Other

    We can help!

    Listing Contact
    Alan J. Wood
    Alan J. Wood

    Listing agent Alan J. Wood License #49WO1164272

    Listing office RE/MAX Plus 2171 Monroe Avenue, Rochester, NY

    Listing date Jun 5, 2026

    MLS# R1685241 Listing URL

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Four identical 2‑bedroom units in the building, each with separate utilities
    • Common coin laundry in the basement nets $100/month
    • 2‑car detached garage rented for $600/year, plus off‑street parking
    • All units scheduled to be rented with 1‑year leases
    • Year built 1920 with asphalt roof, vinyl siding, and copper plumbing
    • Zoned natural gas forced‑air heating and zoned cooling; public water service

    Overview

    This four-unit residential income property features four identical two-bedroom apartments. Interiors include neutral colors, hardwood floors, column accents, and natural wood trim. Kitchens and bathrooms have been updated, and the building offers a full basement and a full attic, with additional unfinished attic space. Tenants are supported by efficient in-unit systems, with each unit listed with a 100-amp service. Hot water tank years noted are 21, 23, 24, and 25, and furnaces are noted as 2019, 2021, and two additional units with unknown ages. The basement includes a common coin laundry, and there is coin laundry income noted at about $100 per month. A two-car detached garage is also included and is currently rented at $600 per year, with off-street parking available.

    The property is located at 1393-1399 Culver Road in Rochester, NY (14609), in Monroe County. Parking is provided with one space for each unit plus additional parking in a parking lot next to Johnny’s bar. Off-street parking supports tenant convenience, and the listing notes that all units have separate utilities.

    For buyers or operators seeking a smaller multi-family setup, this configuration offers four independently metered apartments with separate utility responsibilities and one-year leases in place for all units. Each unit is described as 100-amp service with thermopane windows and complete basement and attic space, which can support day-to-day maintenance and storage needs. The coin-operated laundry and the detached garage provide additional revenue streams identified in the listing.
    Property Profile Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Gym & Fitness Center Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Rochester
    County
    Monroe
    State
    New York
    Longitude
    -77.560373
    Latitude
    43.171066

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    FAQs

    What type of property is this?
    Quadplex - Four identical two-bedroom units with updated kitchens and baths, plus basement laundry and separate utilities.
    Where is this quadplex located?
    The property is located at 1393-1399 Culver Road Rochester, NY.
    What is the asking price?
    The asking price for this property is $450,000.
    What are key features of this property?
    This property features: Four identical 2‑bedroom units in the building, each with separate utilities; Common coin laundry in the basement nets $100/month; 2‑car detached garage rented for $600/year, plus off‑street parking
    (585) 279-8282
    We can help!
    Listing Contact
    Alan J. Wood
    Alan J. Wood
    Real Estate License ID: 49WO1164272
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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