Remodeled Side-by-Side
For Sale
$299,900
Pending
5494 Brockport Spencerport Rd, Brockport, NY 14420
Side-by-side duplex with updated interiors, walk-out to a fenced yard, and an in-place tenant lease through 2027.
Property Size1,901 SF
Days on Market50
Property Features for 5494 Brockport Spencerport Rd
General Information
Standard status
Pending
Size
1,901 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$6,095
Building Details
Building Size
1,901 SF
Year Built
1973
Stories
1
Units
2
Listing Agency:
RE/MAX Plus
(585) 279-8124
Listed By:
Joseph A. Tally Jr. · License #10301207547
(585) 279-8124
Source:
Elliman
Added: Jul 2
Changed: Aug 16
Last Checked: Aug 19 at 9:03AM
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 RE/MAX Plus
Investment Insights
Based on property information with market context.
This side-by-side double duplex has been totally remodeled on both sides, with updates completed within the past three years. The property features newer vinyl siding, upgraded kitchens with higher-end appliances and granite countertops, premium vinyl plank flooring, and modernized bathrooms. Both units have updated electric and newer hot-water tanks, and the upgrades also include most windows and exterior and interior doors, paint, electric baseboard heat, sidewalks, and updated light fixtures. The owner’s side offers direct walk-out access to a semi-private, partially fenced back yard with a new concrete patio. The layout includes two large bedrooms and a modern bathroom on the upper level, while the tenant’s side includes three bedrooms. The vacant side is partially furnished and has window AC. A huge doublewide turn-around driveway adds practical off-street parking and maneuverability.
Located at 5494 Brockport Spencerport Rd in Sweden, NY, the property is car-dependent by Walk Score standards.
For owner-occupants, this configuration supports living in one side while the other side is leased; the current lease is $1,500 plus utilities and runs through May 31, 2027. For investors, the property provides a fully updated duplex with a current tenant in place and a second unit that is partially furnished and ready for immediate use.
Located at 5494 Brockport Spencerport Rd in Sweden, NY, the property is car-dependent by Walk Score standards.
For owner-occupants, this configuration supports living in one side while the other side is leased; the current lease is $1,500 plus utilities and runs through May 31, 2027. For investors, the property provides a fully updated duplex with a current tenant in place and a second unit that is partially furnished and ready for immediate use.
Key Highlights
- 1973 side‑by‑side duplex with updated interiors on both units
- Lease in place: tenant pays $1,500 plus utilities through May 31, 2027
- Recent updates within past 3 years include kitchens and bathrooms, flooring, most windows, doors, paint, and light fixtures
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
$17,721
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
5.91%
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%
$354,420
$354.4K
Cap Rate 7%
$253,157
$253.2K
Cap Rate 9%
$196,900
$196.9K
Market Conditions
NOI Build-Up for 1,901 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
$26.2K $13.80/SF
− Vacancy
−$918 −$0.48/SF
EGI
$25.3K $13.32/SF
− OpEx
−$7.6K −$4.00/SF
NOI
$17.7K $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%
$354,420
Cap Rate 7%
$253,157
Cap Rate 9%
$196,900
Alternative Uses
Best Use
Multifamily LT 5
$253.2K
$221.5K – $295.4K
NOI $17,721 @ 7.0% cap · market cap 5.91%
Second Best
Apartment 5plus
$228.7K
$200.1K – $266.8K
NOI $16,006 @ 7.0% cap · market cap 5.34%
Theoretical Best
Specialty Retail
$364.9K
$319.3K – $425.8K
NOI $25,545 @ 7.0% cap · market cap 8.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
22
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?
Duplex - Side-by-side duplex with updated interiors, walk-out to a fenced yard, and an in-place tenant lease through 2027.
Where is this duplex located?
The property is located at 5494 Brockport Spencerport Rd Brockport, 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: 1973 side‑by‑side duplex with updated interiors on both units; Lease in place: tenant pays $1,500 plus utilities through May 31, 2027; Recent updates within past 3 years include kitchens and bathrooms, flooring, most windows, doors, paint, and light fixtures
