Three-Unit Triplex with Off-Street
For Sale
$225,000
Pending
52 Monroe Avenue, Brockport, NY 14420
Residential, Brockport, NY
Property Size2,328 SF
Lot Size0.25 Acres
Days on Market93
Property Features for 52 Monroe Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 4, Bathroom 1, Bathroom 4, Bedroom 2, Bedroom 3
Patio and Porch features
Porch
Interior features
CeilingFans, BedroomOnMainLevel, ProgrammableThermostat
Appliances
GasWaterHeater
Subdivision
Zenes Case
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Brockport
Middle school district
Brockport
High school district
Brockport
Directions
Main St to Monroe Ave
Standard status
Pending
APN
265201-068-600-0005-024-000
Size
2,328 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Annual Amount
7028
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
on site laundry
off street parking
Building Details
Year built
1840
Floors in Building
2
Number of units
3
Flooring type
Varies, Tile, Vinyl, Laminate
Building materials
VinylSiding, CopperPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Keller Williams Realty Greater Rochester
(585) 362-8900
Listed By:
Angela F. Brown · License #40BR0947833
(585) 362-8589
Added: May 28
Changed: Aug 24
Last Checked: Aug 28 at 4:06AM
MLS# R1683648
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 2,328-square-foot triplex contains three apartments arranged across two levels. The first-floor residence includes two bedrooms, 1.5 bathrooms, a substantial kitchen, and combined dining and living areas. Two upstairs apartments provide one bedroom each. The property also includes a porch, off-street parking, on-site laundry, and appliances. Interior finishes include laminate, tile, and vinyl flooring, while natural-gas forced-air heating, public water, vinyl siding, copper plumbing, and an asphalt roof serve the building. A current C of O is in place.
The property sits in Brockport near SUNY Brockport, the Village of Brockport, shopping, dining, parks, and other local amenities. Built in 1840, it occupies a 0.25-acre parcel and includes a gas water heater, ceiling fans, and programmable thermostat features.
The property sits in Brockport near SUNY Brockport, the Village of Brockport, shopping, dining, parks, and other local amenities. Built in 1840, it occupies a 0.25-acre parcel and includes a gas water heater, ceiling fans, and programmable thermostat features.
Key Highlights
- Three‑unit configuration: one 2‑bedroom first‑floor apartment plus two 1‑bedroom second‑floor units
- 2,328 square feet on a 0.25‑acre parcel
- First‑floor apartment includes 1.5 bathrooms and combined dining and living areas
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
$19,602
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
8.71%
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%
$392,040
$392.0K
Cap Rate 7%
$280,029
$280.0K
Cap Rate 9%
$217,800
$217.8K
Market Conditions
NOI Build-Up for 2,328 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
$37.7K $16.20/SF
− Vacancy
−$2.1K −$0.89/SF
EGI
$35.6K $15.31/SF
− OpEx
−$16.0K −$6.89/SF
NOI
$19.6K $8.42/SF
Area
Monroe County, NY
Vacancy
5.50%
Lease Rate
$16.20 /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%
$392,040
Cap Rate 7%
$280,029
Cap Rate 9%
$217,800
Alternative Uses
Best Use
Multifamily LT 5
$310.0K
$271.3K – $361.7K
NOI $21,701 @ 7.0% cap · market cap 9.64%
Second Best
Apartment 5plus
$280.0K
$245.0K – $326.7K
NOI $19,602 @ 7.0% cap · market cap 8.71%
Theoretical Best
Specialty Retail
$446.9K
$391.0K – $521.4K
NOI $31,283 @ 7.0% cap · market cap 13.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
896
Businesses Nearby
Explore this area
Business Placement
Demographics for 14420, NY
19,567
Population
8,245
Households
2.4
Avg Household Size
34
Median Age
35%
College-Educated
94%
High-School Grad
59.0 sq mi
ZIP Area
332
Density / Sq Mi
$69,716
Median Household Income
$35,211
Median Earnings
$951
Median Rent
$178,600
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?
Triplex - Off-street parking, on-site laundry, and a current C of O support practical property operations.
Where is this triplex located?
The property is located at 52 Monroe Avenue Brockport, NY.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Three‑unit configuration: one 2‑bedroom first‑floor apartment plus two 1‑bedroom second‑floor units; 2,328 square feet on a 0.25‑acre parcel; First‑floor apartment includes 1.5 bathrooms and combined dining and living areas
