4-Unit Multifamily
23 N Main St Brockport, NY 14420
23 N Main St, Brockport, NY, 14420
$449,900
For Sale
$449,900
Four-unit residential income property with coin-operated laundry and recent major mechanical and electrical updates.
Property Size4,500 SF
Price / SF$99.98
Days on Market49
Property Features for 23 N Main St
General Information
- Standard status
- Active
- Size
- 4,500 SF
- Property subtype
- Multi Family
Building Details
- Year Built
- 1900
Listing agency
Revolution Real Estate
(315) 719-8776
Listed by
Tiffany A. Montgomery · License #10401264388
(315) 719-8776
Source
Elliman
Added: Jun 3 Updated: Jul 10 at 1:52PM Checked: Jul 21 at 6:43AM
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 Revolution Real Estate
Investment Insights
Based on property information with market context.
This 4-unit multifamily property is configured for separate residential living spaces within a single building. The exterior features vinyl siding, and the building includes on-site coin-operated laundry along with basement storage for tenants. Major systems have been updated in recent years, including a metal roof installed about one year ago, brand-new electrical panels throughout the building in 2026, furnaces that are approximately 10 years old, and water heaters reportedly ranging from about 1 to 4 years old. A Certificate of Occupancy was issued on 7/16/2025.
The property is located at 23 N Main St in Brockport, positioned just steps from the Erie Canal. Public remarks also note proximity to local shops and restaurants, with the area described as somewhat bikeable and car-dependent based on provided BikeScore and WalkScore figures.
For investors and owner-occupants, this building offers an income-producing residential setup with practical resident amenities already in place, including coin laundry and tenant storage. The current configuration provides straightforward four-unit ownership, and the public remarks mention a potential opportunity to convert to a 5-unit building for the next owner, subject to applicable approvals and requirements.
The property is located at 23 N Main St in Brockport, positioned just steps from the Erie Canal. Public remarks also note proximity to local shops and restaurants, with the area described as somewhat bikeable and car-dependent based on provided BikeScore and WalkScore figures.
For investors and owner-occupants, this building offers an income-producing residential setup with practical resident amenities already in place, including coin laundry and tenant storage. The current configuration provides straightforward four-unit ownership, and the public remarks mention a potential opportunity to convert to a 5-unit building for the next owner, subject to applicable approvals and requirements.
Key Highlights
- 4‑unit multifamily with over 4,500 SF of living space
- On‑site coin‑operated laundry plus basement storage for tenants
- Metal roof installed 1 year ago
Local Financial Insights For Apartment 5plus
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $72.9k | $16.20 |
| − Vacancy | −$4.0k | −$0.89 |
| EGI | $68.9k | $15.31 |
| − OpEx | −$31.0k | −$6.89 |
| NOI | $37.9k | $8.42 |
4,500 SF · lease $16.20/SF/yr · vacancy 5.50% · expense 45.00%
Alternative Uses
Best Use
Multifamily LT 5
$599.3K
$524.4K – $699.2K
NOI $41,949 @ 7.0% cap · market cap 9.32%
Second Best
Apartment 5plus
$541.3K
$473.6K – $631.5K
NOI $37,890 @ 7.0% cap · market cap 8.42%
Theoretical Best
Specialty Retail
$863.9K
$755.9K – $1.01M
NOI $60,471 @ 7.0% cap · market cap 13.44%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Quadplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Quadplex - Four-unit residential income property with coin-operated laundry and recent major mechanical and electrical updates.
Where is this quadplex located?
The property is located at 23 N Main St Brockport, NY.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: 4‑unit multifamily with over 4,500 SF of living space; On‑site coin‑operated laundry plus basement storage for tenants; Metal roof installed 1 year ago
