Duplex with Separate
New
For Sale
$289,900
157 Clark Street, Canandaigua, NY 14424
Residential, Canandaigua, NY
Property Size2,073 SF
Lot Size0.51 Acres
Price / SF$139.85
Days on Market3
Property Features for 157 Clark Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential 2 Unit
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 3, Bedroom 2
Parking features
Garage, Open
Patio and Porch features
Porch, Deck
Interior features
CeilingFans, BedroomOnMainLevel
Exterior features
Balcony, Deck, EnclosedPorch, Porch
Appliances
GasWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Canandaigua
Middle school district
Canandaigua
High school district
Canandaigua
Subdivision
Canandaigua-City-320200
Standard status
Active
APN
320200-084-013-0001-060-000
Size
2,073 SF
Lot size
0.51 Acres
Taxes and HOA fees
Tax Annual Amount
4582
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1880
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Varies, Laminate, Carpet, Tile
Building materials
CompositeSiding, PexPlumbing
Roof type
Shingle
Architectural style
Other
Listing Agency:
The Spurling Group Real Estate LLC
Listed By:
Brittney N. Spurling · License #10491212810
(585) 944-4783
Added: Sep 16
Last Checked: Sep 18 at 6:06AM
MLS# R1709055
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.
Investment Insights
Based on property information with market context.
This 2,073-square-foot duplex includes two residential units, each with two bedrooms and one full bathroom. The lower unit has a large kitchen, laundry room, dining room, living room, new flooring, and fresh paint. The upper unit adds a large kitchen, living room, and office or playroom. Separate utilities serve each unit, and the property includes a one-car garage, open parking, yard space, and landscaped grounds. Exterior features include a new back staircase with Trex decking, porch areas, and a balcony.
The 0.5146-acre property is located on a quiet city street within walking distance of downtown Canandaigua, restaurants, shopping, parks, and Canandaigua Lake. The building was constructed in 1880 and is currently tenant occupied.
The 0.5146-acre property is located on a quiet city street within walking distance of downtown Canandaigua, restaurants, shopping, parks, and Canandaigua Lake. The building was constructed in 1880 and is currently tenant occupied.
Key Highlights
- Two‑unit duplex with 2,073 square feet of living space
- Each unit includes 2 bedrooms and 1 full bathroom
- Separate utilities for each unit
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
$26,548
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
9.16%
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%
$530,960
$531.0K
Cap Rate 7%
$379,257
$379.3K
Cap Rate 9%
$294,978
$295.0K
Market Conditions
NOI Build-Up for 2,073 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
$41.0K $19.80/SF
− Vacancy
−$3.1K −$1.50/SF
EGI
$37.9K $18.30/SF
− OpEx
−$11.4K −$5.49/SF
NOI
$26.5K $12.81/SF
Area
Ontario County, NY
Vacancy
7.60%
Lease Rate
$19.80 /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%
$530,960
Cap Rate 7%
$379,257
Cap Rate 9%
$294,978
Alternative Uses
Best Use
Multifamily LT 5
$379.3K
$331.9K – $442.5K
NOI $26,548 @ 7.0% cap · market cap 9.16%
Second Best
Apartment 5plus
$338.1K
$295.8K – $394.4K
NOI $23,664 @ 7.0% cap · market cap 8.16%
Theoretical Best
Office A
$620.5K
$542.9K – $723.9K
NOI $43,433 @ 7.0% cap · market cap 14.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,327
Businesses Nearby
Explore this area
Business Placement
Demographics for 14424, NY
28,353
Population
14,482
Households
2
Avg Household Size
48
Median Age
41%
College-Educated
94%
High-School Grad
129.5 sq mi
ZIP Area
219
Density / Sq Mi
$79,135
Median Household Income
$45,885
Median Earnings
$1,228
Median Rent
$250,400
Median Home Value
Check the figures for this property
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-unit residence with updated lower-level finishes, individual utilities, a garage, and off-street parking.
Where is this duplex located?
The property is located at 157 Clark Street Canandaigua, NY.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: Two‑unit duplex with 2,073 square feet of living space; Each unit includes 2 bedrooms and 1 full bathroom; Separate utilities for each unit
