Ranch Duplex with Private Lower
For Sale
$317,500
247 W Ivy Street East, Rochester, NY 14445
Two separate living spaces make this ranch duplex a practical fit for owner-occupants and rental or in-law setups.
Property Size1,336 SF
Lot Size0.24 Acres
Price / SF$237.65
Days on Market163
Property Features for 247 W Ivy Street East
General Information
Standard status
Active
Size
1,336 SF
Lot size
0.24 Acres
Property subtype
Multi-Family
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Amenities
Fireplace
Gas
Forced Air
Gas Water Heater
Sewer Connected, Water Connected
Building Details
Year Built
1950
Stories
1
Listed By:
Bob Ruhland · License #30RU0943048
(585) 303-6607
Source:
Kw
Added: Apr 1
Changed: Sep 8
Last Checked: Sep 9 at 8:31PM
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 Bob Ruhland
Investment Insights
Based on property information with market context.
This ranch-style duplex provides two separate living spaces with distinct accommodations. The upstairs unit includes three bedrooms, a full bathroom, and an open kitchen, with updated hardwood floors and luxury vinyl plank flooring. The downstairs unit has its own private entrance and offers a one-bedroom, one-bathroom layout with a full kitchen, well suited for an in-law suite, guest space, or rental use.
The property includes a one-car garage and a fully fenced backyard on 0.24 acres, offering outdoor space for everyday living. Walk and bike scores are reported as very walkable (73) and bikeable (67), supporting convenient everyday access.
For buyers seeking flexibility, this configuration supports either an owner-occupant approach or two-unit use under one roof. Additionally, the attachments note a tax rebate incentive related to converting the property back to a single-family home, which may be relevant for buyers planning a future change in setup.
The property includes a one-car garage and a fully fenced backyard on 0.24 acres, offering outdoor space for everyday living. Walk and bike scores are reported as very walkable (73) and bikeable (67), supporting convenient everyday access.
For buyers seeking flexibility, this configuration supports either an owner-occupant approach or two-unit use under one roof. Additionally, the attachments note a tax rebate incentive related to converting the property back to a single-family home, which may be relevant for buyers planning a future change in setup.
Key Highlights
- Ranch‑style duplex built in 1950 with 1,336 SF and two separate living spaces
- Upstairs unit offers 3 bedrooms, an open kitchen, and updated hardwood floors and luxury vinyl plank
- Downstairs unit has a private entrance with 1 bedroom, 1 bathroom, and a full 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
$15,376
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
4.84%
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%
$307,520
$307.5K
Cap Rate 7%
$219,657
$219.7K
Cap Rate 9%
$170,844
$170.8K
Market Conditions
NOI Build-Up for 1,336 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
$23.2K $17.40/SF
− Vacancy
−$1.3K −$0.96/SF
EGI
$22.0K $16.44/SF
− OpEx
−$6.6K −$4.93/SF
NOI
$15.4K $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%
$307,520
Cap Rate 7%
$219,657
Cap Rate 9%
$170,844
Alternative Uses
Best Use
Multifamily LT 5
$219.7K
$192.2K – $256.3K
NOI $15,376 @ 7.0% cap · market cap 4.84%
Second Best
Apartment 5plus
$195.8K
$171.3K – $228.4K
NOI $13,705 @ 7.0% cap · market cap 4.32%
Theoretical Best
Office A
$366.0K
$320.2K – $427.0K
NOI $25,619 @ 7.0% cap · market cap 8.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
892
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate living spaces make this ranch duplex a practical fit for owner-occupants and rental or in-law setups.
Where is this duplex located?
The property is located at 247 W Ivy Street East Rochester, NY.
What is the asking price?
The asking price for this property is $317,500.
What are key features of this property?
This property features: Ranch‑style duplex built in 1950 with 1,336 SF and two separate living spaces; Upstairs unit offers 3 bedrooms, an open kitchen, and updated hardwood floors and luxury vinyl plank; Downstairs unit has a private entrance with 1 bedroom, 1 bathroom, and a full kitchen
