2-Unit Duplex with
For Sale
$284,900
32-36 Rosedale Street, Rochester, NY 14620
Separate gas and electric meters support independent utility management for both apartments.
Property Size2,480 SF
Days on Market16
Property Features for 32-36 Rosedale Street
General Information
Standard status
Active
Size
2,480 SF
Property subtype
Duplex
Units
Unit Mix
1 x 3BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,134
Building Details
Building Size
2,480 SF
Year Built
1920
Listing Agency:
Howard Hanna
(585) 421-5121
Listed By:
Stephen E. Wrobbel · License #10301200127
(585) 421-5121
Source:
Highfallssir
Added: Aug 5
Changed: Aug 20
Last Checked: Aug 20 at 12:24PM
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 Howard Hanna
Investment Insights
Based on property information with market context.
This 1920 duplex contains two apartments with distinct layouts. The upper residence offers three bedrooms and one full bath, while the lower apartment includes two bedrooms and one full bath. Both units feature formal living and dining rooms, tall ceilings, and newer windows. The upper kitchen adds a walk-in pantry, and original woodwork contributes period character. Basement storage, laundry hookups, and off-street parking provide additional functional features.
Separate gas and electric meters serve the apartments. The property's Certificate of Occupancy has been renewed and remains valid through December 11, 2031, transferring to the new owner. The address is near Cobbs Hill Park and the restaurants, shops, and neighborhood businesses along Monroe Avenue.
Separate gas and electric meters serve the apartments. The property's Certificate of Occupancy has been renewed and remains valid through December 11, 2031, transferring to the new owner. The address is near Cobbs Hill Park and the restaurants, shops, and neighborhood businesses along Monroe Avenue.
Key Highlights
- Two‑apartment layout with three bedrooms upstairs and two bedrooms downstairs
- Each apartment includes one full bath, formal living and dining rooms, tall ceilings, and newer windows
- Separate gas and electric meters for the two apartments
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
$25,441
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
8.93%
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%
$508,820
$508.8K
Cap Rate 7%
$363,443
$363.4K
Cap Rate 9%
$282,678
$282.7K
Market Conditions
NOI Build-Up for 2,480 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
$49.1K $19.80/SF
− Vacancy
−$2.8K −$1.15/SF
EGI
$46.3K $18.65/SF
− OpEx
−$20.8K −$8.39/SF
NOI
$25.4K $10.26/SF
Area
Rochester, NY
Vacancy
5.80%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
45.00%
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%
$508,820
Cap Rate 7%
$363,443
Cap Rate 9%
$282,678
Alternative Uses
Best Use
Multifamily LT 5
$407.7K
$356.8K – $475.7K
NOI $28,542 @ 7.0% cap · market cap 10.02%
Second Best
Apartment 5plus
$363.4K
$318.0K – $424.0K
NOI $25,441 @ 7.0% cap · market cap 8.93%
Theoretical Best
Office A
$679.4K
$594.5K – $792.6K
NOI $47,556 @ 7.0% cap · market cap 16.69%
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
602
Businesses Nearby
Explore this area
Business Placement
Demographics for 14620, NY
24,185
Population
13,060
Households
1.9
Avg Household Size
35
Median Age
56%
College-Educated
92%
High-School Grad
4.4 sq mi
ZIP Area
5,497
Density / Sq Mi
$59,525
Median Household Income
$40,467
Median Earnings
$1,193
Median Rent
$197,700
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 - Separate gas and electric meters support independent utility management for both apartments.
Where is this duplex located?
The property is located at 32-36 Rosedale Street Rochester, NY.
What is the asking price?
The asking price for this property is $284,900.
What are key features of this property?
This property features: Two‑apartment layout with three bedrooms upstairs and two bedrooms downstairs; Each apartment includes one full bath, formal living and dining rooms, tall ceilings, and newer windows; Separate gas and electric meters for the two apartments
