Two-Unit Duplex with Detached
New
For Sale
$900,000
20 Grace Church Street, Portchester, NY 10573
Two apartments have private entrances, separate kitchens, and bonus rooms that expand each unit’s usable layout.
Property Size2,211 SF
Days on Market7
Property Features for 20 Grace Church Street
General Information
Standard status
Active
Size
2,211 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$10,753
Building Details
Building Size
2,211 SF
Year Built
1920
Listing Agency:
Keller Williams Realty Group
Listed By:
Erin E. Lee
(914) 713-3270
Source:
Cottiemaxwellrealestate
Added: Sep 17
Changed: Sep 20
Last Checked: Sep 22 at 8:47PM
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 Keller Williams Realty Group
Investment Insights
Based on property information with market context.
Built in 1920, this two-family residence contains approximately 2,102 sq. ft. across two distinct apartments. Each unit has a private entrance, two bedrooms, one full bath, an eat-in kitchen, and a living room. Both also include a bonus room currently used as a third bedroom. The lower level adds utility and storage space, while a covered wraparound porch, front yard, mature landscaping, and period architectural elements contribute to the property’s residential character. A private driveway serves a detached garage and additional off-street parking.
Located at 20 Grace Church Street in Port Chester, the property is near downtown shopping, restaurants, entertainment, waterfront amenities, and everyday services. The Port Chester Metro-North station provides New Haven Line service to Stamford, Greenwich, and Manhattan. I-95 and I-287 offer regional connections through Westchester and Fairfield County, and a neighborhood market is close to the property.
Located at 20 Grace Church Street in Port Chester, the property is near downtown shopping, restaurants, entertainment, waterfront amenities, and everyday services. The Port Chester Metro-North station provides New Haven Line service to Stamford, Greenwich, and Manhattan. I-95 and I-287 offer regional connections through Westchester and Fairfield County, and a neighborhood market is close to the property.
Key Highlights
- Two apartments, each with 2 bedrooms and 1 full bath
- Approximately 2,102 sq. ft. of living space
- Private entrances for both residential units
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
$43,066
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
4.79%
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%
$861,320
$861.3K
Cap Rate 7%
$615,229
$615.2K
Cap Rate 9%
$478,511
$478.5K
Market Conditions
NOI Build-Up for 2,211 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
$65.8K $29.76/SF
− Vacancy
−$4.3K −$1.93/SF
EGI
$61.5K $27.83/SF
− OpEx
−$18.5K −$8.35/SF
NOI
$43.1K $19.48/SF
Area
Westchester County, NY
Vacancy
6.50%
Lease Rate
$29.76 /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%
$861,320
Cap Rate 7%
$615,229
Cap Rate 9%
$478,511
Alternative Uses
Best Use
Multifamily LT 5
$615.2K
$538.3K – $717.8K
NOI $43,066 @ 7.0% cap · market cap 4.79%
Second Best
Apartment 5plus
$541.8K
$474.0K – $632.1K
NOI $37,923 @ 7.0% cap · market cap 4.21%
Theoretical Best
Retail
$667.9K
$584.4K – $779.2K
NOI $46,750 @ 7.0% cap · market cap 5.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
2,335
Businesses Nearby
Explore this area
Business Placement
Demographics for 10573, NY
41,758
Population
14,592
Households
2.9
Avg Household Size
39
Median Age
44%
College-Educated
83%
High-School Grad
5.5 sq mi
ZIP Area
7,592
Density / Sq Mi
$110,612
Median Household Income
$48,263
Median Earnings
$1,940
Median Rent
$649,900
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two apartments have private entrances, separate kitchens, and bonus rooms that expand each unit’s usable layout.
Where is this duplex located?
The property is located at 20 Grace Church Street Portchester, NY.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Two apartments, each with 2 bedrooms and 1 full bath; Approximately 2,102 sq. ft. of living space; Private entrances for both residential units
