Brick Duplex with Attached
New
For Sale
$299,900
3834 Union Street, Marion, NY 14505
Residential, Marion, NY
Property Size3,325 SF
Lot Size0.44 Acres
Price / SF$90.20
Days on Market3
Property Features for 3834 Union Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential 2 Unit
Bedrooms
5
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Basement, Bedroom 2, Bathroom 3, Bathroom 4, Bedroom 4, Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 3, Bedroom 5
Window features
Wood Frames
Patio and Porch features
Porch
Interior features
CeilingFans, EntranceFoyer, NaturalWoodwork, ProgrammableThermostat
Exterior features
EnclosedPorch, Porch
Appliances
GasWaterHeater
Lot features
Agricultural, Rectangular, Rectangular Lot, Residential Lot
Elementary school
Marion Elementary
High school
Marion High School
Elementary school district
Marion
Middle school district
Marion
High school district
Marion
Directions
Main Street to Union Street or take maple to union st and home is south of the maple convergence.
Subdivision
Marion-543200
Standard status
Active
APN
543200-065-114-0012-929-584-0000
Size
3,325 SF
Lot size
0.44 Acres
Taxes and HOA fees
Tax Annual Amount
5703
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1870
Floors in Building
2
Number of units
2
Flooring type
Hardwood, Resilient, Varies, Carpet, Vinyl
Building materials
Brick, Frame, CopperPlumbing, PexPlumbing
Roof type
Shingle, Asphalt
Architectural style
Other
Listing Agency:
Cornerstone Realty Associates
Listed By:
Raymond Luke Cino · License #10491201091
(315) 524-7320
Added: Sep 30
Last Checked: Oct 2 at 3:06AM
MLS# R1718447
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.
Built in 1870, this 3,325-square-foot brick duplex sits on a 0.44-acre parcel and pairs a three-bedroom main residence with an attached two-bedroom apartment. The main home features hardwood floors, 10-foot ceilings, a foyer, built-in buffet, tin ceilings, and front and rear porches. The apartment has its own living room, eat-in kitchen, and two upstairs bedrooms; the interior connection can be reopened to combine the spaces. Furnishings may remain in the apartment.
Separate gas and electric meters serve each unit, along with two gas furnaces, two water heaters, two washers, two dryers, and two refrigerators. The property has two 150-amp breaker panels. Utility services were updated in 2006, and the shingle roof is three years old.
Separate gas and electric meters serve each unit, along with two gas furnaces, two water heaters, two washers, two dryers, and two refrigerators. The property has two 150-amp breaker panels. Utility services were updated in 2006, and the shingle roof is three years old.
Key Highlights
- 3,325‑square‑foot duplex on a 0.44‑acre lot
- Main residence has 3 bedrooms; attached apartment has 2
- Separate gas and electric meters for each unit
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
$25,011
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
8.34%
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%
$500,220
$500.2K
Cap Rate 7%
$357,300
$357.3K
Cap Rate 9%
$277,900
$277.9K
Market Conditions
NOI Build-Up for 3,325 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
$51.9K $15.60/SF
− Vacancy
−$6.4K −$1.92/SF
EGI
$45.5K $13.68/SF
− OpEx
−$20.5K −$6.15/SF
NOI
$25.0K $7.52/SF
Area
Wayne County, NY
Vacancy
12.33%
Lease Rate
$15.60 /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%
$500,220
Cap Rate 7%
$357,300
Cap Rate 9%
$277,900
Alternative Uses
Best Use
Multifamily LT 5
$405.1K
$354.5K – $472.6K
NOI $28,358 @ 7.0% cap · market cap 9.46%
Second Best
Apartment 5plus
$357.3K
$312.6K – $416.9K
NOI $25,011 @ 7.0% cap · market cap 8.34%
Theoretical Best
Office A
$895.7K
$783.7K – $1.04M
NOI $62,699 @ 7.0% cap · market cap 20.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
131
Businesses Nearby
Explore this area
Business Placement
Demographics for 14505, NY
5,202
Population
2,201
Households
2.4
Avg Household Size
44
Median Age
20%
College-Educated
94%
High-School Grad
39.6 sq mi
ZIP Area
131
Density / Sq Mi
$86,188
Median Household Income
$47,813
Median Earnings
$536
Median Rent
$178,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 utility meters and mechanical systems support the two-unit layout.
Where is this duplex located?
The property is located at 3834 Union Street Marion, NY.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: 3,325‑square‑foot duplex on a 0.44‑acre lot; Main residence has 3 bedrooms; attached apartment has 2; Separate gas and electric meters for each unit
