Remodeled Duplex with Separate
For Sale
$249,900
Pending
239 Farmington Road, Rochester, NY 14609
Well-maintained two-unit property with updated kitchens and bathrooms, separate utilities, and documented occupancy approval through May 2030.
Property Size1,592 SF
Days on Market29
Property Features for 239 Farmington Road
General Information
Standard status
Pending
Size
1,592 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$5,980
Building Details
Building Size
1,592 SF
Year Built
1927
Buildings
1
Tenancy
Multi
Listing Agency:
Blue Axis
(585) 216-5989
Listed By:
Rebecca L Zuber · License #10311206284
(585) 216-5989
Source:
Highfallssir
Added: Jul 30
Changed: Aug 25
Last Checked: Aug 26 at 2:13PM
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 Blue Axis
Investment Insights
Based on property information with market context.
This two-unit residential income property was built in 1927 and has been maintained with significant interior updates. Both units feature remodeled kitchens and bathrooms, while additional improvements include many new vinyl windows, a high-efficiency furnace, and a hot water tank installed in 2021. Separate utilities support independent metering for the units.
The property is located at 239 Farmington Rd in Rochester, NY, near the Culver, Merchants, and North Winton Village neighborhoods. WalkScore is 67, BikeScore is 65, and TransitScore is 41, reflecting walkable and bikeable surroundings with some transit access. A Certificate of Occupancy is in place through May 2030.
The property is located at 239 Farmington Rd in Rochester, NY, near the Culver, Merchants, and North Winton Village neighborhoods. WalkScore is 67, BikeScore is 65, and TransitScore is 41, reflecting walkable and bikeable surroundings with some transit access. A Certificate of Occupancy is in place through May 2030.
Key Highlights
- Two‑unit property built in 1927
- Remodeled kitchens and bathrooms in both units
- Separate utilities for the two 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
$18,322
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
7.33%
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%
$366,440
$366.4K
Cap Rate 7%
$261,743
$261.7K
Cap Rate 9%
$203,578
$203.6K
Market Conditions
NOI Build-Up for 1,592 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
$27.7K $17.40/SF
− Vacancy
−$1.5K −$0.96/SF
EGI
$26.2K $16.44/SF
− OpEx
−$7.9K −$4.93/SF
NOI
$18.3K $11.51/SF
Area
Rochester, NY
Vacancy
5.51%
Lease Rate
$17.40 /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%
$366,440
Cap Rate 7%
$261,743
Cap Rate 9%
$203,578
Alternative Uses
Best Use
Multifamily LT 5
$261.7K
$229.0K – $305.4K
NOI $18,322 @ 7.0% cap · market cap 7.33%
Second Best
Apartment 5plus
$233.3K
$204.1K – $272.2K
NOI $16,331 @ 7.0% cap · market cap 6.54%
Theoretical Best
Office A
$436.1K
$381.6K – $508.8K
NOI $30,528 @ 7.0% cap · market cap 12.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
384
Businesses Nearby
Explore this area
Business Placement
Demographics for 14609, NY
41,329
Population
19,404
Households
2.1
Avg Household Size
37
Median Age
33%
College-Educated
88%
High-School Grad
7.4 sq mi
ZIP Area
5,585
Density / Sq Mi
$61,933
Median Household Income
$42,046
Median Earnings
$1,122
Median Rent
$144,500
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 - Well-maintained two-unit property with updated kitchens and bathrooms, separate utilities, and documented occupancy approval through May 2030.
Where is this duplex located?
The property is located at 239 Farmington Road Rochester, NY.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Two‑unit property built in 1927; Remodeled kitchens and bathrooms in both units; Separate utilities for the two units
