Two-Unit Duplex with Covered
For Sale
$364,900
74 Avondale Park, Rochester, NY 14620
Upper and lower apartments offer distinct layouts, with finished attic space, newer HVAC units, and on-site laundry hookups.
Property Size2,178 SF
Days on Market35
Property Features for 74 Avondale Park
General Information
Standard status
Active
Size
2,178 SF
Property subtype
Multi Family Home
Zoning
Residential 2 Unit
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,524
Amenities
covered porch
balcony
on-site laundry hook ups
Building Details
Building Size
2,178 SF
Year Built
1915
Stories
2
Units
2
Listing Agency:
WNY Metro Roberts Realty
(716) 239-9001
Listed By:
Alicia Wittman · License #10301219240
(716) 239-9001
Source:
Northstarwny
Added: Jul 17
Changed: Aug 19
Last Checked: Aug 19 at 2:41PM
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 WNY Metro Roberts Realty
Investment Insights
Based on property information with market context.
Built in 1915, this two-unit duplex includes a 2-bedroom, 1-bath upper apartment and a 3-bedroom, 1-bath lower apartment. The upper unit includes finished attic space on the third floor, which is not permitted as living space. The lower apartment features generously sized bedrooms and living areas. Interior character includes natural woodwork, some hardwood floors, and abundant natural light.
Exterior features include a covered first-floor porch, a second-floor rear balcony overlooking the backyard, and on-site laundry hookups. Newer HVAC units and hot water heaters serve the property. The building is zoned Residential 2 Unit and is currently configured for two apartments. The second- and third-floor areas are vacant; access to the lower apartment requires 24–48 hours' notice.
Exterior features include a covered first-floor porch, a second-floor rear balcony overlooking the backyard, and on-site laundry hookups. Newer HVAC units and hot water heaters serve the property. The building is zoned Residential 2 Unit and is currently configured for two apartments. The second- and third-floor areas are vacant; access to the lower apartment requires 24–48 hours' notice.
Key Highlights
- Two‑unit duplex with a 2‑bedroom, 1‑bath upper apartment and 3‑bedroom, 1‑bath lower apartment
- Built in 1915 with natural woodwork, some hardwood floors, and abundant natural light
- Finished third‑floor attic space; third floor is not permitted as living space
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
$25,066
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
6.87%
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%
$501,320
$501.3K
Cap Rate 7%
$358,086
$358.1K
Cap Rate 9%
$278,511
$278.5K
Market Conditions
NOI Build-Up for 2,178 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
$37.9K $17.40/SF
− Vacancy
−$2.1K −$0.96/SF
EGI
$35.8K $16.44/SF
− OpEx
−$10.7K −$4.93/SF
NOI
$25.1K $11.51/SF
Area
Rochester, NY
Vacancy
5.51%
Lease Rate
$17.40 /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%
$501,320
Cap Rate 7%
$358,086
Cap Rate 9%
$278,511
Alternative Uses
Best Use
Multifamily LT 5
$358.1K
$313.3K – $417.8K
NOI $25,066 @ 7.0% cap · market cap 6.87%
Second Best
Apartment 5plus
$319.2K
$279.3K – $372.4K
NOI $22,343 @ 7.0% cap · market cap 6.12%
Theoretical Best
Office A
$596.6K
$522.1K – $696.1K
NOI $41,765 @ 7.0% cap · market cap 11.45%
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
970
Businesses Nearby
Explore this area
Business Placement
Demographics for 14620, NY
24,185
Population
13,060
Households
1.9
Avg Household Size
35
Median Age
56%
College-Educated
92%
High-School Grad
4.4 sq mi
ZIP Area
5,497
Density / Sq Mi
$59,525
Median Household Income
$40,467
Median Earnings
$1,193
Median Rent
$197,700
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 - Upper and lower apartments offer distinct layouts, with finished attic space, newer HVAC units, and on-site laundry hookups.
Where is this duplex located?
The property is located at 74 Avondale Park Rochester, NY.
What is the asking price?
The asking price for this property is $364,900.
What are key features of this property?
This property features: Two‑unit duplex with a 2‑bedroom, 1‑bath upper apartment and 3‑bedroom, 1‑bath lower apartment; Built in 1915 with natural woodwork, some hardwood floors, and abundant natural light; Finished third‑floor attic space; third floor is not permitted as living space
