Remodeled Side-by-Side Duplex with
For Sale
$299,900
Pending
5494 Brockport Spencerport Road, Brockport, NY 14420
MULTI_FAMILY - Other - Brockport, NY
Property Size1,901 SF
Lot Size0.64 Acres
Days on Market48
Property Features for 5494 Brockport Spencerport Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 2, Bedroom 4, Bedroom 1, Bathroom 1, Bedroom 5, Bedroom 2
Window features
Drapes
Patio and Porch features
Patio
Interior features
CeilingFans, PullDownAtticStairs, Storage, WindowTreatments
Exterior features
Fence, Patio, PrivateYard
Fencing
Fenced
Appliances
ElectricWaterHeater
Subdivision
Map/Campbell Corner Sec 0
Lot features
Rectangular, Rectangular Lot
Elementary school district
Brockport
Middle school district
Brockport
High school district
Brockport
Standard status
Pending
APN
265289-085-010-0002-030-000
Size
1,901 SF
Lot size
0.64 Acres
Taxes and HOA fees
Tax Annual Amount
6095
Utilities
Sewer type
Septic Tank
Heating system
Zoned, Radiant, Electric (Heating), Baseboard
Cooling system
Zoned, Window Unit(s)
Water source
Public
Building Details
Year built
1973
Floors in Building
1
Number of units
2
Flooring type
Carpet, Vinyl, Varies
Building materials
VinylSiding, CopperPlumbing, PexPlumbing
Roof type
Shingle
Architectural style
Other
Additional Structures
Storage
Listing Agency:
RE/MAX Plus · RE/MAX International
(585) 279-8200
Listed By:
Joseph A. Tally Jr. · License #10301207547
(585) 279-8124
Added: Jun 25
Changed: Aug 4
Last Checked: Aug 11 at 1:06AM
MLS# R1694031
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.
Totally remodeled side-by-side duplex offering two separate sides, designed so an owner can live in one unit while the other side helps offset the mortgage. Updates within the past 3 years include kitchens and bathrooms, flooring throughout, most windows, interior and exterior doors, paint, electric baseboard heat, and new sidewalks, along with updated lighting and upgraded granite countertops and higher-end appliances. The exterior includes newer vinyl siding, with a walk-out to a semi-private partially fenced back yard and a new concrete patio. Heating is zoned and includes electric baseboard heat and radiant elements, and cooling includes zoned systems and window units. Both sides have newer hot-water tanks and updated electric.
The upper level has two large bedrooms and a modern bathroom. The tenant side has 3 bedrooms and operates under a lease that runs until May 31st 2027, with utilities billed to the tenant. The home sits on 0.64 acres and includes a huge doublewide turn-around driveway. Built in 1973, the property has public water and a septic tank, and features a shingle roof.
Additional interior amenities include ceiling fans, pull-down attic stairs, and storage, while the exterior includes a fenced yard and patio area for outdoor use.
The upper level has two large bedrooms and a modern bathroom. The tenant side has 3 bedrooms and operates under a lease that runs until May 31st 2027, with utilities billed to the tenant. The home sits on 0.64 acres and includes a huge doublewide turn-around driveway. Built in 1973, the property has public water and a septic tank, and features a shingle roof.
Additional interior amenities include ceiling fans, pull-down attic stairs, and storage, while the exterior includes a fenced yard and patio area for outdoor use.
Key Highlights
- 0.64‑acre side‑by‑side duplex built in 1973 with 1,901 SF
- Upper unit has two bedrooms and a modern bathroom
- Tenant side has three bedrooms; lease runs until May 31st 2027 plus utilities
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
Lease Details
Multi-tenant
Tenancy
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 - Totally remodeled side-by-side duplex with fenced yard access to a patio and newer heating, cooling, and hot-water tanks.
Where is this duplex located?
The property is located at 5494 Brockport Spencerport Road 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: 0.64‑acre side‑by‑side duplex built in 1973 with 1,901 SF; Upper unit has two bedrooms and a modern bathroom; Tenant side has three bedrooms; lease runs until May 31st 2027 plus utilities
