Duplex with Attached
New
For Sale
$380,000
2 Rorbach Lane, Geneseo, NY 14454
Two occupied units offer flexible rental use, basement space, off-street parking, and proximity to Main Street amenities.
Property Size2,768 SF
Days on Market6
Property Features for 2 Rorbach Lane
General Information
Standard status
Active
Size
2,768 SF
Property subtype
Duplex
Occupancy
100%
Units
Unit Mix
4BR/1.5BA, 5BR/1.5BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,256
Amenities
partially finished basements
partially fenced backyard
Building Details
Building Size
2,768 SF
Year Built
1973
Listing Agency:
RE/MAX Plus
(585) 689-3081
Listed By:
Kelly A Roche · License #10301222567
(585) 689-3081
Source:
Griffith-realty
Added: Aug 4
Changed: Aug 9
Last Checked: Aug 9 at 1:15PM
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 RE/MAX Plus
Investment Insights
Based on property information with market context.
Built in 1973, this duplex includes two occupied residences with substantial bedroom counts and partially finished basements. The first unit has 4 bedrooms and 1.5 baths; the second provides 5 bedrooms, 1.5 baths, and an attached one-car garage. A partially fenced backyard and off-street parking add useful exterior features.
Recent property updates include a metal roof installed in 2019, a renovated kitchen and flooring in Unit 1 completed in 2019, new carpeting from 2019, some updated windows, vinyl siding, and on-demand hot water in Unit 2. The property is within walking distance of Highland Park, SUNY Geneseo, Main Street, restaurants, and shops.
Recent property updates include a metal roof installed in 2019, a renovated kitchen and flooring in Unit 1 completed in 2019, new carpeting from 2019, some updated windows, vinyl siding, and on-demand hot water in Unit 2. The property is within walking distance of Highland Park, SUNY Geneseo, Main Street, restaurants, and shops.
Key Highlights
- Two‑unit duplex with both residences currently occupied
- Unit 1 includes 4 bedrooms and 1.5 baths
- Unit 2 offers 5 bedrooms, 1.5 baths, and an attached one‑car garage
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
$31,857
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
8.38%
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%
$637,140
$637.1K
Cap Rate 7%
$455,100
$455.1K
Cap Rate 9%
$353,967
$354.0K
Market Conditions
NOI Build-Up for 2,768 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
$48.2K $17.40/SF
− Vacancy
−$2.7K −$0.96/SF
EGI
$45.5K $16.44/SF
− OpEx
−$13.7K −$4.93/SF
NOI
$31.9K $11.51/SF
Area
Livingston 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%
$637,140
Cap Rate 7%
$455,100
Cap Rate 9%
$353,967
Alternative Uses
Best Use
Multifamily LT 5
$455.1K
$398.2K – $531.0K
NOI $31,857 @ 7.0% cap · market cap 8.38%
Second Best
Apartment 5plus
$405.6K
$354.9K – $473.3K
NOI $28,395 @ 7.0% cap · market cap 7.47%
Theoretical Best
Office A
$758.3K
$663.5K – $884.7K
NOI $53,079 @ 7.0% cap · market cap 13.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
329
Businesses Nearby
Explore this area
Business Placement
Demographics for 14454, NY
10,759
Population
3,937
Households
2.7
Avg Household Size
28
Median Age
50%
College-Educated
95%
High-School Grad
47.6 sq mi
ZIP Area
226
Density / Sq Mi
$66,629
Median Household Income
$12,055
Median Earnings
$1,000
Median Rent
$217,900
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 occupied units offer flexible rental use, basement space, off-street parking, and proximity to Main Street amenities.
Where is this duplex located?
The property is located at 2 Rorbach Lane Geneseo, NY.
What is the asking price?
The asking price for this property is $380,000.
What are key features of this property?
This property features: Two‑unit duplex with both residences currently occupied; Unit 1 includes 4 bedrooms and 1.5 baths; Unit 2 offers 5 bedrooms, 1.5 baths, and an attached one‑car garage
