Updated Duplex with In-Unit
New
For Sale
$349,900
36 South Avenue, Webster, NY 14580
Residential, Webster, NY
Property Size2,088 SF
Lot Size0.20 Acres
Price / SF$167.58
Days on Market4
Property Features for 36 South Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential 2 Unit
Bedrooms
5
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bedroom 1, Basement, Bathroom 3, Bedroom 5, Bedroom 4, Bedroom 3, Bathroom 4, Bathroom 2, Bedroom 2, Bathroom 1
Patio and Porch features
Deck, Porch
Interior features
CeilingFans, CentralVacuum
Exterior features
Deck
Appliances
GasWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Webster
Middle school district
Webster
High school district
Webster
Subdivision
Webster-Village-265401
Standard status
Active
APN
265401-080-470-0001-030-000
Size
2,088 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Annual Amount
7343
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
in-unit laundry
Building Details
Year built
1860
Floors in Building
2
Number of units
2
Flooring type
Laminate, Varies, Tile, Carpet
Building materials
VinylSiding
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Keller Williams Realty Greater Rochester
(585) 362-8900
Listed By:
Laura Pfleuger · License #10401351575
(716) 785-1659
Added: Sep 17
Changed: Sep 19
Last Checked: Sep 20 at 2:06AM
MLS# R1713557
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,088-square-foot duplex on a 0.2-acre lot includes two residential units with in-unit laundry, central air, forced-air heating, public water, and a basement. The property features vinyl siding, an asphalt roof, deck and porch areas, and flooring that includes carpet, tile, and laminate. A gas water heater, ceiling fans, and central vacuum are also present.
Recent work includes a 2022 roof replacement with transferable warranty, rear-unit stair replacement in 2022, a new sump pump in 2023, and venting improvements completed in 2024. Flooring was updated throughout in 2024, while front and rear porch stairs and a rear-unit dishwasher were replaced in 2025. Additional appliance, plumbing, and electrical improvements are also noted.
The property is located in Webster Village, near shops, restaurants, parks, and everyday conveniences. Built in 1860, it combines a two-unit layout with extensive documented updates.
Recent work includes a 2022 roof replacement with transferable warranty, rear-unit stair replacement in 2022, a new sump pump in 2023, and venting improvements completed in 2024. Flooring was updated throughout in 2024, while front and rear porch stairs and a rear-unit dishwasher were replaced in 2025. Additional appliance, plumbing, and electrical improvements are also noted.
The property is located in Webster Village, near shops, restaurants, parks, and everyday conveniences. Built in 1860, it combines a two-unit layout with extensive documented updates.
Key Highlights
- 2,088‑square‑foot duplex on a 0.2‑acre lot
- Two residential units with in‑unit laundry
- 2022 roof replacement with transferable warranty
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
$19,464
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
5.56%
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%
$389,280
$389.3K
Cap Rate 7%
$278,057
$278.1K
Cap Rate 9%
$216,267
$216.3K
Market Conditions
NOI Build-Up for 2,088 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
$28.8K $13.80/SF
− Vacancy
−$1.0K −$0.48/SF
EGI
$27.8K $13.32/SF
− OpEx
−$8.3K −$4.00/SF
NOI
$19.5K $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%
$389,280
Cap Rate 7%
$278,057
Cap Rate 9%
$216,267
Alternative Uses
Best Use
Multifamily LT 5
$278.1K
$243.3K – $324.4K
NOI $19,464 @ 7.0% cap · market cap 5.56%
Second Best
Apartment 5plus
$251.2K
$219.8K – $293.0K
NOI $17,581 @ 7.0% cap · market cap 5.02%
Theoretical Best
Specialty Retail
$400.8K
$350.7K – $467.6K
NOI $28,058 @ 7.0% cap · market cap 8.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
836
Businesses Nearby
Explore this area
Business Placement
Demographics for 14580, NY
54,148
Population
24,355
Households
2.2
Avg Household Size
46
Median Age
45%
College-Educated
96%
High-School Grad
42.6 sq mi
ZIP Area
1,271
Density / Sq Mi
$95,499
Median Household Income
$58,150
Median Earnings
$1,387
Median Rent
$253,000
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 residential units offer private laundry, central air, and a range of recent system and finish improvements.
Where is this duplex located?
The property is located at 36 South Avenue Webster, NY.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: 2,088‑square‑foot duplex on a 0.2‑acre lot; Two residential units with in‑unit laundry; 2022 roof replacement with transferable warranty
