Updated Two-Unit Duplex with
New
For Sale
$179,900
216 E Commercial St, East Rochester, NY 14445
Two-unit property with separate utilities, updated electrical service, and a detached garage near village shops and restaurants.
Property Size1,632 SF
Days on Market2
Property Features for 216 E Commercial St
General Information
Standard status
Active
Size
1,632 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$6,567
Building Details
Building Size
1,632 SF
Year Built
1920
Stories
2
Units
2
Listing Agency:
Howard Hanna
(585) 400-4000
Listed By:
Hollis A. Creek · License #30CR0701689
(585) 400-4000
Source:
Elliman
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 21 at 3:49AM
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 Howard Hanna
Investment Insights
Based on property information with market context.
This two-family duplex includes one two-bedroom residence and one one-bedroom residence, with a full bathroom and separate utilities serving each unit. Recent improvements include updated electrical service, newer windows, and vinyl siding. A detached two-car garage provides additional storage and parking capacity.
Both residences are occupied under month-to-month leases. The property is located at 216 E Commercial St in East Rochester, within walking distance of restaurants, shops, and village amenities. St. John Fisher University and Nazareth University are also located just minutes away. Built in 1920, the property offers a traditional duplex configuration with flexible occupancy arrangements.
Both residences are occupied under month-to-month leases. The property is located at 216 E Commercial St in East Rochester, within walking distance of restaurants, shops, and village amenities. St. John Fisher University and Nazareth University are also located just minutes away. Built in 1920, the property offers a traditional duplex configuration with flexible occupancy arrangements.
Key Highlights
- Two‑family layout with one 2‑bedroom unit and one 1‑bedroom unit
- Full bath and separate utilities in each residence
- Detached two‑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
$15,213
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
8.46%
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%
$304,260
$304.3K
Cap Rate 7%
$217,329
$217.3K
Cap Rate 9%
$169,033
$169.0K
Market Conditions
NOI Build-Up for 1,632 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
$22.5K $13.80/SF
− Vacancy
−$788 −$0.48/SF
EGI
$21.7K $13.32/SF
− OpEx
−$6.5K −$4.00/SF
NOI
$15.2K $9.32/SF
Area
Monroe County, NY
Vacancy
3.50%
Lease Rate
$13.80 /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%
$304,260
Cap Rate 7%
$217,329
Cap Rate 9%
$169,033
Alternative Uses
Best Use
Multifamily LT 5
$217.3K
$190.2K – $253.6K
NOI $15,213 @ 7.0% cap · market cap 8.46%
Second Best
Apartment 5plus
$196.3K
$171.8K – $229.0K
NOI $13,741 @ 7.0% cap · market cap 7.64%
Theoretical Best
Specialty Retail
$313.3K
$274.1K – $365.5K
NOI $21,931 @ 7.0% cap · market cap 12.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
582
Businesses Nearby
Explore this area
Business Placement
Demographics for 14445, NY
7,781
Population
3,661
Households
2.1
Avg Household Size
39
Median Age
36%
College-Educated
93%
High-School Grad
2.0 sq mi
ZIP Area
3,891
Density / Sq Mi
$72,250
Median Household Income
$41,887
Median Earnings
$1,130
Median Rent
$151,200
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-unit property with separate utilities, updated electrical service, and a detached garage near village shops and restaurants.
Where is this duplex located?
The property is located at 216 E Commercial St East Rochester, NY.
What is the asking price?
The asking price for this property is $179,900.
What are key features of this property?
This property features: Two‑family layout with one 2‑bedroom unit and one 1‑bedroom unit; Full bath and separate utilities in each residence; Detached two‑car garage
