Three-Unit Victorian
For Sale
$277,777
36-38 Holley St Unit 38, Brockport, NY 14420
Three rental units feature separate utilities, off-street parking, and common laundry.
Property Size2,594 SF
Price / SF$107.08
Days on Market49
Property Features for 36-38 Holley St Unit 38
General Information
Standard status
Active
Size
2,594 SF
Property subtype
Multi-Family
Site & Location
Road Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 1BR/1BA, 2 x 3BR/1BA
Multifamily Units
3
Additional Details
Asking Price
$277,777
Amenities
off-street parking
open front porch
common laundry area
Building Details
Year Built
1900
Construction
Victorian
Listing Agency:
RESULTS REALTORS
(585) 737-3000
Listed By:
Richard Miller · License #37MI0760641
Source:
Skinnercnyrealty
Added: Jul 13
Changed: Aug 29
Last Checked: Aug 29 at 8:59PM
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 RESULTS REALTORS
Investment Insights
Based on property information with market context.
Built in 1900, this 2,594-square-foot converted Victorian at 36-38 Holley St includes three residential units: one 1-bedroom apartment and two 3-bedroom apartments. The 1-bedroom unit is occupied, while both 3-bedroom units are vacant and refreshed for leasing. Each apartment has its own electric and gas meter, along with an individual forced-air heating system. Interior amenities include a shared laundry area, and the property offers an open front porch, full basement, architectural shingles, and vinyl/wood siding.
The property is located one block from the SUNY Brockport campus in the Village of Brockport. Public transportation, village shops and restaurants, and the Erie Canal path are within walking distance. Off-street blacktop parking provides 2+ spaces.
The property is located one block from the SUNY Brockport campus in the Village of Brockport. Public transportation, village shops and restaurants, and the Erie Canal path are within walking distance. Off-street blacktop parking provides 2+ spaces.
Key Highlights
- Three‑unit configuration with one 1‑bedroom and two 3‑bedroom apartments
- 2,594 square feet on a 0.1900‑built property
- Three separate electric meters and three separate gas meters
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
$24,181
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
8.71%
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%
$483,620
$483.6K
Cap Rate 7%
$345,443
$345.4K
Cap Rate 9%
$268,678
$268.7K
Market Conditions
NOI Build-Up for 2,594 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
$35.8K $13.80/SF
− Vacancy
−$1.3K −$0.48/SF
EGI
$34.5K $13.32/SF
− OpEx
−$10.4K −$4.00/SF
NOI
$24.2K $9.32/SF
Area
Monroe County, NY
Vacancy
3.50%
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%
$483,620
Cap Rate 7%
$345,443
Cap Rate 9%
$268,678
Alternative Uses
Best Use
Multifamily LT 5
$345.4K
$302.3K – $403.0K
NOI $24,181 @ 7.0% cap · market cap 8.71%
Second Best
Apartment 5plus
$312.0K
$273.0K – $364.0K
NOI $21,841 @ 7.0% cap · market cap 7.86%
Theoretical Best
Specialty Retail
$498.0K
$435.7K – $581.0K
NOI $34,858 @ 7.0% cap · market cap 12.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
896
Businesses Nearby
Explore this area
Business Placement
Demographics for 14420, NY
19,567
Population
8,245
Households
2.4
Avg Household Size
34
Median Age
35%
College-Educated
94%
High-School Grad
59.0 sq mi
ZIP Area
332
Density / Sq Mi
$69,716
Median Household Income
$35,211
Median Earnings
$951
Median Rent
$178,600
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?
Triplex - Three rental units feature separate utilities, off-street parking, and common laundry.
Where is this triplex located?
The property is located at 36-38 Holley St Unit 38 Brockport, NY.
What is the asking price?
The asking price for this property is $277,777.
What are key features of this property?
This property features: Three‑unit configuration with one 1‑bedroom and two 3‑bedroom apartments; 2,594 square feet on a 0.1900‑built property; Three separate electric meters and three separate gas meters
