Two-Unit Duplex with Park
For Sale
$375,000
1871 Blossom Road, Rochester, NY 14625
Two separately metered units feature hardwood floors, high ceilings, and updated first-floor kitchen and bathrooms.
Property Size2,342 SF
Days on Market27
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
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:
Homeprocny
Added: Aug 4
Changed: Aug 30
Last Checked: Aug 30 at 5:47PM
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 two-family duplex contains two spacious residences with hardwood flooring, 10-foot ceilings, original architectural elements, and a wood-burning fireplace. The first-floor kitchen and bathrooms have been updated, while a bright sunroom extends the living space. Mature landscaping and a gazebo add outdoor amenity to the property, which backs directly to Ellison Park.
The property includes two gas meters, two electric panels, and a backup generator transfer switch. Ellison Park offers fishing, canoeing, kayaking, tennis courts, disc golf, sledding, ice skating, walking trails, and more than 600 acres of natural surroundings. Shopping, restaurants, schools, medical facilities, and major highways are also nearby. The two-family layout supports owner occupancy with a second unit or continued rental use, subject to applicable local requirements.
The property includes two gas meters, two electric panels, and a backup generator transfer switch. Ellison Park offers fishing, canoeing, kayaking, tennis courts, disc golf, sledding, ice skating, walking trails, and more than 600 acres of natural surroundings. Shopping, restaurants, schools, medical facilities, and major highways are also nearby. The two-family layout supports owner occupancy with a second unit or continued rental use, subject to applicable local requirements.
Key Highlights
- Two‑family duplex with two separately metered units
- Directly backs to Ellison Park, which spans more than 600 acres
- Two gas meters, two electric panels, and backup generator transfer switch
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 - Two separately metered units feature hardwood floors, high ceilings, and updated first-floor kitchen and bathrooms.
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: Two‑family duplex with two separately metered units; Directly backs to Ellison Park, which spans more than 600 acres; Two gas meters, two electric panels, and backup generator transfer switch
