Updated Duplex with Oversized
New
For Sale
$325,500
25 Cotton St, Lancaster, NY 14086
Two separate residences feature refreshed interiors, private outdoor areas, and substantial storage across the property.
Property Size2,150 SF
Days on Market2
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
Taxes and HOA fees
Annual Taxes
$6,570
Amenities
front patio
breezeway
private back deck
partially finished basement
walk-up overhead attic storage
Building Details
Building Size
2,150 SF
Year Built
1960
Buildings
1
Stories
2
Units
2
Listing Agency:
WNY METRO ROBERTS REALTY
Listed By:
Harry E Springer · License #10401339172
(716) 800-9797
Source:
Elliman
Added: Sep 1
Last Checked: Sep 1 at 9:57PM
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.
This 1960 duplex at 25 Cotton St includes two residences, each with 2 bedrooms and 1 bath. The first-floor unit has an eat-in kitchen with center island, formal dining room, large living room, and sliding doors to a private rear deck. The upper unit offers a generously sized kitchen with dining area, a spacious living room with hardwood flooring, and a storage closet. Flooring and countertops have been updated.
A partially finished basement adds flexible space and includes a full bathroom. The property also features a front patio, breezeway, an oversized two-car garage with walk-up attic storage, off-street parking, and additional storage throughout. Lancaster, NY 14086 is rated Very Walkable with a walk score of 75 and Somewhat Bikeable with a bike score of 49.
A partially finished basement adds flexible space and includes a full bathroom. The property also features a front patio, breezeway, an oversized two-car garage with walk-up attic storage, off-street parking, and additional storage throughout. Lancaster, NY 14086 is rated Very Walkable with a walk score of 75 and Somewhat Bikeable with a bike score of 49.
Key Highlights
- Two 2‑bedroom, 1‑bath units in a duplex configuration
- Oversized two‑car garage with walk‑up overhead attic storage
- Partially finished basement includes an additional full bathroom
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
$13,824
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
4.25%
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%
$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
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
$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 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%
$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.
Property Analytics
Property Profile
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
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 separate residences feature refreshed interiors, private outdoor areas, and substantial storage across 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 units in a duplex configuration; Oversized two‑car garage with walk‑up overhead attic storage; Partially finished basement includes an additional full bathroom
