Duplex with Two Occupied
For Sale
$380,000
Pending
2 Rorbach Lane, Geneseo, NY 14454
Residential, Geneseo, NY
Property Size2,768 SF
Lot Size0.24 Acres
Days on Market48
Property Features for 2 Rorbach Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential 2 Unit
Bedrooms
9
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 5, Bedroom 9, Bedroom 2, Bathroom 1, Bedroom 7, Bathroom 2, Bathroom 4, Bathroom 3, Bedroom 6, Bedroom 3, Bedroom 8, Basement, Bedroom 4, Bedroom 1
Parking features
Garage
Exterior features
Fence
Fencing
Fenced
Appliances
GasWaterHeater, TanklessWaterHeater
Lot features
Irregular Lot, Near Public Transit, Residential Lot
Elementary school district
Geneseo
Middle school district
Geneseo
High school district
Geneseo
Subdivision
Geneseo-Village-242601
Standard status
Pending
APN
242601-081-009-0002-005-002-0000
Size
2,768 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Annual Amount
7256
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
partially finished basements
partially fenced backyard
off-street parking
on-demand hot water
Building Details
Year built
1973
Floors in Building
2
Number of units
2
Flooring type
Laminate, Varies, Tile, Carpet
Building materials
VinylSiding, CopperPlumbing
Roof type
Metal
Architectural style
Other
Listing Agency:
RE/MAX Plus · RE/MAX International
(585) 279-8200
Listed By:
Kelly A Roche · License #10301222567
(585) 689-3081
Added: Aug 4
Changed: Sep 18
Last Checked: Sep 20 at 7:06PM
MLS# R1703434
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 2,768-square-foot duplex includes two occupied residences on a 0.2435-acre lot. The first unit has 4 bedrooms and 1.5 baths, while the second provides 5 bedrooms, 1.5 baths, and an attached one-car garage. Both units offer partially finished basements for additional usable space. The property also includes a partially fenced backyard, off-street parking, vinyl siding, and a metal roof installed in 2019. Unit 1 received kitchen and flooring renovations in 2019, with new carpeting also added that year. Unit 2 features some updated windows and on-demand hot water. Natural gas forced-air heating and public water serve the property.
Located at 2 Rorbach Lane in Geneseo, the duplex is within walking distance of Highland Park, SUNY Geneseo, Main Street, restaurants, and shops. Its residential configuration supports continued occupancy or an owner-occupied arrangement with a separate rental unit.
Located at 2 Rorbach Lane in Geneseo, the duplex is within walking distance of Highland Park, SUNY Geneseo, Main Street, restaurants, and shops. Its residential configuration supports continued occupancy or an owner-occupied arrangement with a separate rental unit.
Key Highlights
- 2,768 square feet on a 0.2435‑acre lot
- Two occupied units: 4 bedrooms and 1.5 baths in Unit 1; 5 bedrooms and 1.5 baths in Unit 2
- Attached one‑car garage with Unit 2
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
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Open 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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two spacious residences feature finished lower-level areas, off-street parking, and a partially fenced yard.
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: 2,768 square feet on a 0.2435‑acre lot; Two occupied units: 4 bedrooms and 1.5 baths in Unit 1; 5 bedrooms and 1.5 baths in Unit 2; Attached one‑car garage with Unit 2
