Brick Duplex with Carriage
For Sale
$174,900
5 Allen Street, Batavia, NY 14020
Two-unit brick residence with separate electric metering, attic access, and a detached carriage house for storage.
Property Size1,920 SF
Days on Market11
Property Features for 5 Allen Street
General Information
Standard status
Active
Size
1,920 SF
Property subtype
Multi Family
Units
Unit Mix
1 x 2BR, 1 x 1BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,478
Building Details
Building Size
1,920 SF
Year Built
1900
Construction
brick
Listing Agency:
HUNT Real Estate ERA
(585) 297-5250
Listed By:
Stephanie Dalba · License #10401357306
(585) 297-5250
Source:
Griffith-realty
Added: Aug 21
Changed: Aug 30
Last Checked: Aug 30 at 5:56AM
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.
Built in 1900, this brick duplex offers two separate residential units on a sizable city lot. The lower apartment includes a living room, formal dining room, enclosed side porch, French doors, and a second-floor bedroom with an adjoining sitting area. Its kitchen has a dishwasher and a recently replaced sink. The upper apartment provides one bedroom, an eat-in kitchen, and a living room, along with walk-up access to a full attic for additional storage.
Outdoor features include a covered front porch, open yard space, and a detached carriage house that adds storage capacity. The property also has a second electric meter, some newer windows, and newer toilets.
Outdoor features include a covered front porch, open yard space, and a detached carriage house that adds storage capacity. The property also has a second electric meter, some newer windows, and newer toilets.
Key Highlights
- Brick duplex constructed in 1900
- Lower unit includes formal dining room, enclosed side porch, and second‑floor bedroom with sitting room
- Upper unit has one bedroom, eat‑in kitchen, living room, and walk‑up full attic access
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
$15,377
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
8.79%
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%
$307,540
$307.5K
Cap Rate 7%
$219,671
$219.7K
Cap Rate 9%
$170,856
$170.9K
Market Conditions
NOI Build-Up for 1,920 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
$29.5K $15.36/SF
− Vacancy
−$1.5K −$0.80/SF
EGI
$28.0K $14.56/SF
− OpEx
−$12.6K −$6.55/SF
NOI
$15.4K $8.01/SF
Area
Genesee County, NY
Vacancy
5.20%
Lease Rate
$15.36 /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%
$307,540
Cap Rate 7%
$219,671
Cap Rate 9%
$170,856
Alternative Uses
Best Use
Multifamily LT 5
$251.9K
$220.4K – $293.9K
NOI $17,631 @ 7.0% cap · market cap 10.08%
Second Best
Apartment 5plus
$219.7K
$192.2K – $256.3K
NOI $15,377 @ 7.0% cap · market cap 8.79%
Theoretical Best
Warehouse
$1.78M
$1.56M – $2.08M
NOI $124,750 @ 7.0% cap · market cap 71.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
725
Businesses Nearby
Explore this area
Business Placement
Demographics for 14020, NY
22,627
Population
10,930
Households
2.1
Avg Household Size
43
Median Age
23%
College-Educated
92%
High-School Grad
66.3 sq mi
ZIP Area
341
Density / Sq Mi
$59,834
Median Household Income
$43,031
Median Earnings
$915
Median Rent
$148,100
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 brick residence with separate electric metering, attic access, and a detached carriage house for storage.
Where is this duplex located?
The property is located at 5 Allen Street Batavia, 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: Brick duplex constructed in 1900; Lower unit includes formal dining room, enclosed side porch, and second‑floor bedroom with sitting room; Upper unit has one bedroom, eat‑in kitchen, living room, and walk‑up full attic access
