Building Details

Building Size 1,809 SF

Year Built 1988

Buildings 1

Listing Agency: Small City Realty WNY LLC

Listed By: Faith C. Fiallo · License #10401401983 Show Phone

Source: Highfallssir

Added: Sep 14 Changed: Sep 23 Last Checked: Sep 22 at 9:26PM

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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 Small City Realty WNY LLC

Investment Insights

Based on property information with market context.

Built in 1988, this duplex provides approximately 1,809 square feet of living space on a nearly one-acre lot. Unit B includes a basement-converted in-law suite with 2 bedrooms and 1 bath that is currently rented, creating an additional income-producing component. The property also includes solar panels, an invisible pet fence, and a detached 2-car garage.

Above the garage, unfinished loft space offers room for a future apartment or customizable workspace. The property includes a lifetime siding guarantee and a roof guarantee through 2029. Its combination of existing living space, auxiliary areas, garage storage, and an occupied in-law suite supports both owner-occupant and investment-oriented use.

Key Highlights

• Approximately 1,809 square feet of living space on a nearly one‑acre lot
• Basement in‑law suite in Unit B includes 2 bedrooms and 1 bath
• In‑law suite is currently rented for additional income

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

$20,820

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

8.50%

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%

$416,400 $416.4K

Cap Rate 7%

$297,429 $297.4K

Cap Rate 9%

$231,333 $231.3K

Market Conditions

NOI Build-Up for 1,809 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

$31.5K $17.40/SF

− Vacancy

−$1.7K −$0.96/SF

EGI

$29.7K $16.44/SF

− OpEx

−$8.9K −$4.93/SF

NOI

$20.8K $11.51/SF

Area

Orleans County, NY

Vacancy

5.51%

Lease Rate

$17.40 /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%

$416,400

Cap Rate 7%

$297,429

Cap Rate 9%

$231,333

Alternative Uses

Best Use

Multifamily LT 5

$297.4K

$260.3K – $347.0K (±1% cap)

NOI $20,820 @ 7.0% cap · market cap 8.50%

Second Best

Apartment 5plus

$265.1K

$232.0K – $309.3K (±1% cap)

NOI $18,557 @ 7.0% cap · market cap 7.57%

Theoretical Best

Office A

$495.6K

$433.6K – $578.2K (±1% cap)

NOI $34,689 @ 7.0% cap · market cap 14.16%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Duplexes

Suggested Use

Top Pick Building Supply Carpet & Flooring Store Hair Salon Pet Store Accounting Firm Restaurant

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

27

Businesses Nearby

Explore this area Business Placement

Demographics for 14476, NY

2,250

Population

1,016

Households

2.2

Avg Household Size

45

Median Age

24%

College-Educated

95%

High-School Grad

23.9 sq mi

ZIP Area

94

Density / Sq Mi

$92,708

Median Household Income

$41,640

Median Earnings

$963

Median Rent

$162,800

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Duplex - Duplex featuring a rented in-law suite, solar panels, and flexible accessory space.

Where is this duplex located?

The property is located at 16850 Roosevelt Highway Kendall, NY.

What is the asking price?

The asking price for this property is $245,000.

What are key features of this property?

This property features: Approximately 1,809 square feet of living space on a nearly one‑acre lot; Basement in‑law suite in Unit B includes 2 bedrooms and 1 bath; In‑law suite is currently rented for additional income