Building Details

Building Size 2,324 SF

Year Built 1989

Buildings 1

Construction ranch

Listing Agency: HUNT Real Estate ERA Show Phone

Listed By: Cynthia A VanDusen · License #40VA1095182 Show Phone

Source: Highfallssir

Added: Jul 6 Changed: Aug 17 Last Checked: Aug 19 at 3:30PM

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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 HUNT Real Estate ERA

Investment Insights

Based on property information with market context.

This ranch-style duplex property, built in 1989, provides four bedrooms and three full bathrooms across a spacious interior. The layout includes a separate in-law suite with its own entrance, supporting two-family occupancy or flexible household arrangements. Vaulted ceilings add volume to the main living areas, while the updated kitchen features extensive cabinetry and generous work surfaces.

Set on more than four acres, the property includes a circular driveway, attached three-car garage, durable metal roofing, and a substantial basement. The basement provides storage and additional space for a workshop, recreation area, or future finished use. The combination of a private-entry suite, expansive grounds, and substantial supporting improvements distinguishes the property within the duplex category.

Key Highlights

• More than four acres of property
• Four bedrooms and three full bathrooms
• Private‑entry in‑law suite supports two‑family use

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

$20,410

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

4.64%

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%

$408,200 $408.2K

Cap Rate 7%

$291,571 $291.6K

Cap Rate 9%

$226,778 $226.8K

Market Conditions

NOI Build-Up for 2,324 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

$31.2K $13.44/SF

− Vacancy

−$2.1K −$0.89/SF

EGI

$29.2K $12.55/SF

− OpEx

−$8.7K −$3.76/SF

NOI

$20.4K $8.78/SF

Area

Niagara County, NY

Vacancy

6.65%

Lease Rate

$13.44 /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%

$408,200

Cap Rate 7%

$291,571

Cap Rate 9%

$226,778

Alternative Uses

Best Use

Multifamily LT 5

$291.6K

$255.1K – $340.2K (±1% cap)

NOI $20,410 @ 7.0% cap · market cap 4.64%

Second Best

Apartment 5plus

$258.8K

$226.5K – $301.9K (±1% cap)

NOI $18,116 @ 7.0% cap · market cap 4.12%

Theoretical Best

Warehouse

$1.97M

$1.73M – $2.30M (±1% cap)

NOI $138,229 @ 7.0% cap · market cap 31.42%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Duplexes

Suggested Use

Top Pick (Bike/Boat/Book/etc) Store Auto Repair Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

2

Businesses Nearby

Explore this area Business Placement

Demographics for 14108, NY

5,654

Population

2,354

Households

2.4

Avg Household Size

47

Median Age

27%

College-Educated

92%

High-School Grad

24.8 sq mi

ZIP Area

228

Density / Sq Mi

$72,977

Median Household Income

$46,936

Median Earnings

$853

Median Rent

$146,100

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Ranch-style property offers a private-entry suite, updated kitchen, vaulted ceilings, and an attached garage.

Where is this duplex located?

The property is located at 3820 Beebe Road Wilson, NY.

What is the asking price?

The asking price for this property is $439,900.

What are key features of this property?

This property features: More than four acres of property; Four bedrooms and three full bathrooms; Private‑entry in‑law suite supports two‑family use