Parkside Duplex with
For Sale
$375,000
1871 Blossom Road, Rochester, NY 14625
Legal two-family property offers separate utilities, updated first-floor spaces, and flexible owner-occupant or rental use.
Property Size2,342 SF
Days on Market17
Property Features for 1871 Blossom Road
General Information
Standard status
Active
Size
2,342 SF
Property subtype
Multi Family Home
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,371
Amenities
wood-burning fireplace
sunroom
gazebo
backup generator transfer switch
Building Details
Building Size
2,342 SF
Year Built
1910
Buildings
1
Stories
2
Units
2
Listing Agency:
Cornerstone Realty Associates
(315) 524-7320
Listed By:
Raymond Luke Cino · License #10491201091
(315) 524-7320
Source:
Northstarwny
Added: Aug 4
Changed: Aug 19
Last Checked: Aug 19 at 1:59PM
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 Cornerstone Realty Associates
Investment Insights
Based on property information with market context.
Built in 1910, this legal two-family residence provides more than 2,300 square feet across two units. Both sides feature generous living spaces, hardwood flooring, 10-foot ceilings, original architectural elements, and a wood-burning fireplace. The first-floor kitchen and bathrooms have been updated, while a sunroom, established landscaping, and gazebo add usable shared outdoor space. Separate gas meters and electric panels serve the units, and a backup-generator transfer switch is included.
The property backs directly to Ellison Park in Rochester, placing fishing, canoeing, kayaking, tennis, disc golf, sledding, ice skating, and walking trails nearby. Shopping, restaurants, schools, medical facilities, and major highways are also identified in the surrounding area. The layout supports owner occupancy with a second unit rented separately, continued two-family use, or a potential return to single-family configuration subject to local requirements.
The property backs directly to Ellison Park in Rochester, placing fishing, canoeing, kayaking, tennis, disc golf, sledding, ice skating, and walking trails nearby. Shopping, restaurants, schools, medical facilities, and major highways are also identified in the surrounding area. The layout supports owner occupancy with a second unit rented separately, continued two-family use, or a potential return to single-family configuration subject to local requirements.
Key Highlights
- Legal two‑family home with over 2,300 square feet
- Backs directly to Ellison Park, which includes fishing, canoeing, kayaking, tennis, disc golf, sledding, ice skating, and walking trails
- 1910 construction with hardwood floors, 10‑foot ceilings, original details, and a wood‑burning fireplace
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
$26,954
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
7.19%
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%
$539,080
$539.1K
Cap Rate 7%
$385,057
$385.1K
Cap Rate 9%
$299,489
$299.5K
Market Conditions
NOI Build-Up for 2,342 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
$40.8K $17.40/SF
− Vacancy
−$2.2K −$0.96/SF
EGI
$38.5K $16.44/SF
− OpEx
−$11.6K −$4.93/SF
NOI
$27.0K $11.51/SF
Area
Rochester, 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%
$539,080
Cap Rate 7%
$385,057
Cap Rate 9%
$299,489
Alternative Uses
Best Use
Multifamily LT 5
$385.1K
$336.9K – $449.2K
NOI $26,954 @ 7.0% cap · market cap 7.19%
Second Best
Apartment 5plus
$343.2K
$300.3K – $400.4K
NOI $24,025 @ 7.0% cap · market cap 6.41%
Theoretical Best
Office A
$641.6K
$561.4K – $748.5K
NOI $44,910 @ 7.0% cap · market cap 11.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
229
Businesses Nearby
Explore this area
Business Placement
Demographics for 14625, NY
10,487
Population
5,153
Households
2
Avg Household Size
48
Median Age
60%
College-Educated
98%
High-School Grad
7.6 sq mi
ZIP Area
1,380
Density / Sq Mi
$107,246
Median Household Income
$65,486
Median Earnings
$1,442
Median Rent
$233,000
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?
Duplex - Legal two-family property offers separate utilities, updated first-floor spaces, and flexible owner-occupant or rental use.
Where is this duplex located?
The property is located at 1871 Blossom Road Rochester, NY.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Legal two‑family home with over 2,300 square feet; Backs directly to Ellison Park, which includes fishing, canoeing, kayaking, tennis, disc golf, sledding, ice skating, and walking trails; 1910 construction with hardwood floors, 10‑foot ceilings, original details, and a wood‑burning fireplace
