Two-Unit Duplex with Separate
For Sale
$150,000
2 N Main Street, Middleport, NY 14105
MULTI_FAMILY - Middleport, NY
Property Size1,408 SF
Lot Size0.08 Acres
Price / SF$106.53
Days on Market51
Property Features for 2 N Main Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1, Basement, Bedroom 1, Bedroom 2, Bedroom 3
Appliances
ElectricWaterHeater
Lot features
Corner Lot, Rectangular, Rectangular Lot
Elementary school district
Royalton-Hartland
Middle school district
Royalton-Hartland
High school district
Royalton-Hartland
Subdivision
Middleport Village-Royalton-293601
Standard status
Active
APN
293601-086-013-0001-045-001
Size
1,408 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
3182
Utilities
Heating system
Baseboard, Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1860
Floors in Building
2
Number of units
2
Flooring type
Varies, Vinyl, Carpet
Building materials
VinylSiding
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Matthew D Kennedy · License #10301223081
(716) 256-0510
Added: Jun 12
Changed: Jul 28
Last Checked: Aug 1 at 2:06PM
MLS# B1685625
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 two-unit duplex offers separate entrances for each home and independent gas and water meters. The downstairs unit includes one bedroom and one bathroom with forced air heating. The upstairs unit provides two bedrooms and one bathroom with baseboard boiler heat.
The property sits on a corner lot and presents water-facing views, including canal and lift bridge scenery, visible from the home.
With two distinct apartments and separate utility metering, the layout can support tenants or buyers seeking an owner-occupied option alongside a rental component. Off-street gravel parking adds day-to-day convenience, while the unit mix provides flexibility for household size within the same building.
The property sits on a corner lot and presents water-facing views, including canal and lift bridge scenery, visible from the home.
With two distinct apartments and separate utility metering, the layout can support tenants or buyers seeking an owner-occupied option alongside a rental component. Off-street gravel parking adds day-to-day convenience, while the unit mix provides flexibility for household size within the same building.
Key Highlights
- 2‑unit multi‑family on a corner lot with canal and lift bridge views
- Each unit has a separate entrance for privacy
- Independent gas and water meters for each unit
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $18.9k | $13.44 |
| − Vacancy | −$1.3k | −$0.89 |
| EGI | $17.7k | $12.55 |
| − OpEx | −$5.3k | −$3.76 |
| NOI | $12.4k | $8.78 |
1,408 SF · lease $13.44/SF/yr · vacancy 6.65% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$176.7K
$154.6K – $206.1K
NOI $12,366 @ 7.0% cap · market cap 8.24%
Second Best
Apartment 5plus
$156.8K
$137.2K – $182.9K
NOI $10,976 @ 7.0% cap · market cap 7.32%
Theoretical Best
Warehouse
$1.20M
$1.05M – $1.40M
NOI $83,746 @ 7.0% cap · market cap 55.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
106
Businesses Nearby
Explore this area
Business Placement
Demographics for 14105, NY
4,388
Population
2,149
Households
2
Avg Household Size
44
Median Age
20%
College-Educated
90%
High-School Grad
51.6 sq mi
ZIP Area
85
Density / Sq Mi
$85,208
Median Household Income
$37,527
Median Earnings
$594
Median Rent
$154,900
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 residential units feature independent meters, separate entrances, and off-street gravel parking for practical rental use.
Where is this duplex located?
The property is located at 2 N Main Street Middleport, NY.
What is the asking price?
The asking price for this property is $150,000.
What are key features of this property?
This property features: 2‑unit multi‑family on a corner lot with canal and lift bridge views; Each unit has a separate entrance for privacy; Independent gas and water meters for each unit
