Two-Unit Duplex with
New
For Sale
$199,900
217 East Ave, East Rochester, NY 14445
Two-bedroom apartments feature updated interiors, parking, storage, and access to village schools, parks, shops, and dining.
Property Size1,836 SF
Days on Market3
Property Features for 217 East Ave
General Information
Standard status
Active
Size
1,836 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,403
Amenities
front porch
sunroom
attic storage
shed
Building Details
Building Size
1,836 SF
Year Built
1920
Buildings
1
Units
2
Listing Agency:
RE/MAX Realty Group
(585) 389-1080
Listed By:
Elizabeth McKane Richmond · License #30RI1017765
(585) 389-1080
Source:
Elliman
Added: Aug 17
Changed: Aug 18
Last Checked: Aug 19 at 10:34AM
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 Realty Group
Investment Insights
Based on property information with market context.
This 1920 duplex contains two spacious two-bedroom residences, each arranged with a living room, formal dining room, kitchen, bath, and enclosed three-season room. The first-floor apartment includes built-in bookcases, a decorative brick fireplace, and French doors opening to its sunroom. Updates include the first-floor kitchen and bath, along with newer vinyl windows throughout the property.
A cement driveway provides on-site parking, while the front porch adds usable exterior space. The upper residence includes a full walk-up attic for storage, and a newer large shed provides additional room for equipment and outdoor furnishings. The property is in the Village of East Rochester, near schools, parks, shopping, restaurants, coffee shops, and other village amenities. Its two-unit configuration supports either owner occupancy or an investor-owned rental arrangement.
A cement driveway provides on-site parking, while the front porch adds usable exterior space. The upper residence includes a full walk-up attic for storage, and a newer large shed provides additional room for equipment and outdoor furnishings. The property is in the Village of East Rochester, near schools, parks, shopping, restaurants, coffee shops, and other village amenities. Its two-unit configuration supports either owner occupancy or an investor-owned rental arrangement.
Key Highlights
- Two spacious 2‑bedroom units in a duplex built in 1920
- Each residence includes a living room, formal dining room, kitchen, bath, and three‑season room
- First‑floor unit has built‑in bookcases, decorative brick fireplace, and French doors
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
$17,115
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
8.56%
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%
$342,300
$342.3K
Cap Rate 7%
$244,500
$244.5K
Cap Rate 9%
$190,167
$190.2K
Market Conditions
NOI Build-Up for 1,836 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
$25.3K $13.80/SF
− Vacancy
−$887 −$0.48/SF
EGI
$24.5K $13.32/SF
− OpEx
−$7.3K −$4.00/SF
NOI
$17.1K $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%
$342,300
Cap Rate 7%
$244,500
Cap Rate 9%
$190,167
Alternative Uses
Best Use
Multifamily LT 5
$244.5K
$213.9K – $285.3K
NOI $17,115 @ 7.0% cap · market cap 8.56%
Second Best
Apartment 5plus
$220.8K
$193.2K – $257.7K
NOI $15,459 @ 7.0% cap · market cap 7.73%
Theoretical Best
Specialty Retail
$352.5K
$308.4K – $411.2K
NOI $24,672 @ 7.0% cap · market cap 12.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
634
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-bedroom apartments feature updated interiors, parking, storage, and access to village schools, parks, shops, and dining.
Where is this duplex located?
The property is located at 217 East Ave East Rochester, NY.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: Two spacious 2‑bedroom units in a duplex built in 1920; Each residence includes a living room, formal dining room, kitchen, bath, and three‑season room; First‑floor unit has built‑in bookcases, decorative brick fireplace, and French doors
