Duplex with Detached
New
For Sale
$900,000
20 Grace Church Street, Portchester, NY 10573
Residential Income, Port Chester, NY
Property Size2,102 SF
Lot Size0.12 Acres
Price / SF$428.16
Days on Market5
Property Features for 20 Grace Church Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 2, Basement, Bedroom 3, Bathroom 1, Bedroom 1, Bedroom 4
Parking
3
Parking features
Driveway, Garage
Patio and Porch features
Porch
Interior features
Eat-in Kitchen
Basement
Full
Elementary school
John F. Kennedy Magnet
Middle school
Port Chester Middle School
High school
Port Chester Senior High School
Elementary school district
Port Chester-Rye
Middle school district
Port Chester-Rye
High school district
Port Chester-Rye
Standard status
Active
APN
4801-142-000-00038-002-0042-0000000
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
10753
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Oil, Hot Water(Heating)
Water source
Public
Amenities
covered wrap around front porch
mature landscaping
additional storage
Building Details
Year built
1920
Number of units
2
Building materials
Vinyl Siding
Listing Agency:
Keller Williams Realty Group
(914) 713-3270
Listed By:
Erin E. Lee
(917) 816-1411
Added: Sep 15
Changed: Sep 18
Last Checked: Sep 19 at 6:06AM
MLS# 1051343
Copyright © 2026 OneKey MLS. 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 1920 duplex contains approximately 2,102 square feet across two separate apartments, each with a private entrance. Both units include two bedrooms, one full bathroom, an eat-in kitchen, a living room, and 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 vinyl siding contribute to the property’s character. A private driveway and detached garage provide off-street parking and additional storage.
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 County and Fairfield County. Public water and public sewer serve the property, with electricity available and oil-fired hot water heating.
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 County and Fairfield County. Public water and public sewer serve the property, with electricity available and oil-fired hot water heating.
Key Highlights
- Two‑family duplex with approximately 2,102 sq. ft. of living space
- Two 2‑bedroom, 1‑bath units with bonus rooms currently used as 3rd bedrooms
- Each apartment has a private entrance and eat‑in kitchen
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
$40,943
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
4.55%
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%
$818,860
$818.9K
Cap Rate 7%
$584,900
$584.9K
Cap Rate 9%
$454,922
$454.9K
Market Conditions
NOI Build-Up for 2,102 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
$62.6K $29.76/SF
− Vacancy
−$4.1K −$1.93/SF
EGI
$58.5K $27.83/SF
− OpEx
−$17.5K −$8.35/SF
NOI
$40.9K $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%
$818,860
Cap Rate 7%
$584,900
Cap Rate 9%
$454,922
Alternative Uses
Best Use
Multifamily LT 5
$584.9K
$511.8K – $682.4K
NOI $40,943 @ 7.0% cap · market cap 4.55%
Second Best
Apartment 5plus
$515.0K
$450.7K – $600.9K
NOI $36,053 @ 7.0% cap · market cap 4.01%
Theoretical Best
Retail
$634.9K
$555.6K – $740.8K
NOI $44,446 @ 7.0% cap · market cap 4.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
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
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate apartments offer private entrances and individual eat-in kitchens.
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‑family duplex with approximately 2,102 sq. ft. of living space; Two 2‑bedroom, 1‑bath units with bonus rooms currently used as 3rd bedrooms; Each apartment has a private entrance and eat‑in kitchen
