Updated Two-Family Duplex with
For Sale
$325,500
25 Cotton St, Lancaster, NY 14086
Two-bedroom units offer updated finishes, separate kitchens, and substantial storage throughout the property.
Property Size2,150 SF
Price / SF$151.40
Days on Market64
Property Features for 25 Cotton St
General Information
Standard status
Active
Size
2,150 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1960
Buildings
1
Listing Agency:
WNY Metro Roberts Realty
Listed By:
Harry E Springer · License #10401339172
(716) 800-9797
Source:
Skinnercnyrealty
Added: Aug 12
Changed: Oct 10
Last Checked: Oct 12 at 9:00PM
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 WNY Metro Roberts Realty
Investment Insights
Based on property information with market context.
Built in 1960, this duplex contains two residential units, each with two bedrooms and one full bathroom. The first-floor residence includes an eat-in kitchen with island, formal dining room, large living room, and sliding-door access to a private rear deck. The upper unit features an oversized kitchen with dining area, a spacious living room with hardwood flooring, and an additional storage closet. Updated flooring and countertops contribute to the property's current condition.
A partially finished basement adds flexible bonus space, a second full bathroom, and further storage. The property also includes a front patio, breezeway, an oversized two-car garage with walk-up attic storage, and off-street parking. Located at 25 Cotton Street in Lancaster, NY, the property offers a combination of separate living spaces and shared supporting improvements.
A partially finished basement adds flexible bonus space, a second full bathroom, and further storage. The property also includes a front patio, breezeway, an oversized two-car garage with walk-up attic storage, and off-street parking. Located at 25 Cotton Street in Lancaster, NY, the property offers a combination of separate living spaces and shared supporting improvements.
Key Highlights
- Two 2‑bedroom, 1‑bath residential units
- Partially finished basement with additional full bathroom
- Oversized two‑car garage with walk‑up overhead attic storage
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$13,824
Cap Rate
4.25%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$276,480
$276.5K
Cap Rate 7%
$197,486
$197.5K
Cap Rate 9%
$153,600
$153.6K
Market Conditions
NOI Build-Up for 2,150 SF
Gross rent
$29.7K $13.80/SF
− Vacancy
−$9.9K −$4.61/SF
EGI
$19.7K $9.19/SF
− OpEx
−$5.9K −$2.76/SF
NOI
$13.8K $6.43/SF
Area
Erie County, NY
Vacancy
33.44%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$276,480
Cap Rate 7%
$197,486
Cap Rate 9%
$153,600
Alternative Uses
Best Use
Multifamily LT 5
$197.5K
$172.8K – $230.4K
NOI $13,824 @ 7.0% cap · market cap 4.25%
Second Best
Apartment 5plus
$177.3K
$155.2K – $206.9K
NOI $12,413 @ 7.0% cap · market cap 3.81%
Theoretical Best
Office A
$470.0K
$411.3K – $548.3K
NOI $32,900 @ 7.0% cap · market cap 10.11%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
633
Businesses Nearby
Explore this area
Business Placement
Demographics for 14086, NY
35,010
Population
15,486
Households
2.3
Avg Household Size
44
Median Age
39%
College-Educated
95%
High-School Grad
33.3 sq mi
ZIP Area
1,051
Density / Sq Mi
$95,949
Median Household Income
$53,164
Median Earnings
$983
Median Rent
$263,600
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-bedroom units offer updated finishes, separate kitchens, and substantial storage throughout the property.
Where is this duplex located?
The property is located at 25 Cotton St Lancaster, NY.
What is the asking price?
The asking price for this property is $325,500.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bath residential units; Partially finished basement with additional full bathroom; Oversized two‑car garage with walk‑up overhead attic storage
