Two-Unit Duplex with
For Sale
$174,900
Pending
471 Brooks Ave, Rochester, NY 14619
MULTI_FAMILY - Other - Rochester, NY
Property Size1,496 SF
Lot Size0.12 Acres
Days on Market48
Property Features for 471 Brooks Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential 2 Unit
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bathroom 1, Bedroom 1, Bedroom 2, Bathroom 2, Bedroom 3
Parking features
Garage
Interior features
CeilingFans, NaturalWoodwork
Exterior features
Fence
Fencing
Fenced
Fireplace
1
Appliances
GasWaterHeater
Subdivision
So Park Homed Assn
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Rochester
Middle school district
Rochester
High school district
Rochester
Directions
Head west on Elmwood Ave, take a right on Genesee St, head north on Genesee St, take a right on Brooks Ave, destination is on the left.
Standard status
Pending
APN
261400-135-320-0004-021-000-0000
Size
1,496 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Annual Amount
4034
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1915
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Carpet, Hardwood, Varies
Building materials
CompositeSiding
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Updegraff Group LLC
(585) 298-8282
Listed By:
Mark C. Updegraff · License #10491205428
(585) 314-9790
Added: Jul 9
Changed: Aug 4
Last Checked: Aug 25 at 5:06AM
MLS# R1697260
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 two-unit duplex offers a 2-bedroom unit and a 1-bedroom unit within a well-maintained layout, built in 1915. The property sits on a 0.12-acre lot and includes approximately 1,496 square feet. Interiors feature ceiling fans and natural woodwork, with flooring that includes hardwood, vinyl, and carpet. Heating is natural gas forced air with individual forced-air furnaces, supported by separate gas and electric utilities for each unit. The home also includes an asphalt roof, composite siding, a basement, and a fireplace.
Parking is supported by a garage with additional off-street parking, and the exterior includes fencing. The address is 471 Brooks Ave in Rochester’s 19th Ward, with convenient access to the University of Rochester, Strong Memorial Hospital, downtown Rochester, and major expressways.
Delayed negotiations are scheduled until July 17, 2026 at 2:00 PM.
Parking is supported by a garage with additional off-street parking, and the exterior includes fencing. The address is 471 Brooks Ave in Rochester’s 19th Ward, with convenient access to the University of Rochester, Strong Memorial Hospital, downtown Rochester, and major expressways.
Delayed negotiations are scheduled until July 17, 2026 at 2:00 PM.
Key Highlights
- Two‑unit duplex with a two‑bedroom unit and a one‑bedroom unit
- 0.12‑acre lot with approximately 1,496 SF total
- Separate gas and electric utilities plus individual forced‑air furnaces
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
$15,347
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
8.77%
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%
$306,940
$306.9K
Cap Rate 7%
$219,243
$219.2K
Cap Rate 9%
$170,522
$170.5K
Market Conditions
NOI Build-Up for 1,496 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
$29.6K $19.80/SF
− Vacancy
−$1.7K −$1.15/SF
EGI
$27.9K $18.65/SF
− OpEx
−$12.6K −$8.39/SF
NOI
$15.3K $10.26/SF
Area
Rochester, NY
Vacancy
5.80%
Lease Rate
$19.80 /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%
$306,940
Cap Rate 7%
$219,243
Cap Rate 9%
$170,522
Alternative Uses
Best Use
Multifamily LT 5
$246.0K
$215.2K – $287.0K
NOI $17,217 @ 7.0% cap · market cap 9.84%
Second Best
Apartment 5plus
$219.2K
$191.8K – $255.8K
NOI $15,347 @ 7.0% cap · market cap 8.77%
Theoretical Best
Office A
$409.8K
$358.6K – $478.1K
NOI $28,687 @ 7.0% cap · market cap 16.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
388
Businesses Nearby
Explore this area
Business Placement
Demographics for 14619, NY
14,061
Population
5,891
Households
2.4
Avg Household Size
35
Median Age
31%
College-Educated
91%
High-School Grad
1.4 sq mi
ZIP Area
10,044
Density / Sq Mi
$66,345
Median Household Income
$39,243
Median Earnings
$1,238
Median Rent
$112,500
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-bedroom and one-bedroom duplex with separate gas and electric service, individual forced-air furnaces, and a two-car garage.
Where is this duplex located?
The property is located at 471 Brooks Ave Rochester, NY.
What is the asking price?
The asking price for this property is $174,900.
What are key features of this property?
This property features: Two‑unit duplex with a two‑bedroom unit and a one‑bedroom unit; 0.12‑acre lot with approximately 1,496 SF total; Separate gas and electric utilities plus individual forced‑air furnaces
