Farmhouse Duplex on
New
For Sale
$375,000
4259 Nine Mile Point Rd, Fairport, NY 14450
Two-unit farmhouse property with flexible residential layouts, private outdoor space, and room for vehicles or recreational equipment.
Property Size2,500 SF
Days on Market2
Property Features for 4259 Nine Mile Point Rd
General Information
Standard status
Active
Size
2,500 SF
Property subtype
Multi Family
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/2.5BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$8,420
Building Details
Building Size
2,500 SF
Year Built
1860
Buildings
1
Stories
2
Units
2
Listed By:
Lynnora A Sable-Smith
(585) 721-9764
Source:
Elliman
Added: Sep 5
Last Checked: Sep 5 at 3:04PM
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 Lynnora A Sable-Smith
Investment Insights
Based on property information with market context.
This two-unit farmhouse duplex, built in 1860, offers a combined five-bedroom configuration with distinct living arrangements. One residence includes two bedrooms and one full bath, while the other provides three bedrooms, two full baths, and one half bath. The property also includes Fairport electric service and a horseshoe driveway with space for multiple cars, an RV, or a trailer.
The property encompasses a 1.4-acre lot together with an additional 2+ acres, for a total exceeding 3 acres. Located at 4259 Nine Mile Point Rd in Perinton, the setting is within walking distance of the golf course and near the Village of Fairport. Its acreage and existing duplex layout provide options for residential use or rental occupancy.
The property encompasses a 1.4-acre lot together with an additional 2+ acres, for a total exceeding 3 acres. Located at 4259 Nine Mile Point Rd in Perinton, the setting is within walking distance of the golf course and near the Village of Fairport. Its acreage and existing duplex layout provide options for residential use or rental occupancy.
Key Highlights
- 5‑bedroom duplex with two distinct residential sides
- One side includes 2 bedrooms and 1 full bath
- Other side offers 3 bedrooms, 2 full baths, and 1 half bath
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
$23,305
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
6.21%
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%
$466,100
$466.1K
Cap Rate 7%
$332,929
$332.9K
Cap Rate 9%
$258,944
$258.9K
Market Conditions
NOI Build-Up for 2,500 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
$34.5K $13.80/SF
− Vacancy
−$1.2K −$0.48/SF
EGI
$33.3K $13.32/SF
− OpEx
−$10.0K −$4.00/SF
NOI
$23.3K $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%
$466,100
Cap Rate 7%
$332,929
Cap Rate 9%
$258,944
Alternative Uses
Best Use
Multifamily LT 5
$332.9K
$291.3K – $388.4K
NOI $23,305 @ 7.0% cap · market cap 6.21%
Second Best
Apartment 5plus
$300.7K
$263.1K – $350.8K
NOI $21,050 @ 7.0% cap · market cap 5.61%
Theoretical Best
Specialty Retail
$479.9K
$419.9K – $559.9K
NOI $33,595 @ 7.0% cap · market cap 8.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
223
Businesses Nearby
Explore this area
Business Placement
Demographics for 14450, NY
42,633
Population
19,054
Households
2.2
Avg Household Size
47
Median Age
60%
College-Educated
97%
High-School Grad
32.0 sq mi
ZIP Area
1,332
Density / Sq Mi
$109,543
Median Household Income
$62,613
Median Earnings
$1,258
Median Rent
$281,000
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 - Two-unit farmhouse property with flexible residential layouts, private outdoor space, and room for vehicles or recreational equipment.
Where is this duplex located?
The property is located at 4259 Nine Mile Point Rd Fairport, NY.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 5‑bedroom duplex with two distinct residential sides; One side includes 2 bedrooms and 1 full bath; Other side offers 3 bedrooms, 2 full baths, and 1 half bath
