Duplex with Original
New
For Sale
$364,900
74 Avondale Park, Rochester, NY 14620
Two-unit residence with separate apartments, updated mechanical systems, and period details across multiple floors.
Property Size2,178 SF
Price / SF$167.54
Days on Market4
Property Features for 74 Avondale Park
General Information
Standard status
Active
Size
2,178 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/1BA
Multifamily Units
2
Amenities
onsite laundry hook ups
covered porch
balcony
Building Details
Year Built
1915
Listing Agency:
WNY Metro Roberts Realty
(716) 239-9001
Listed By:
Alicia Wittman · License #10301218734
Source:
Skinnercnyrealty
Added: Aug 28
Changed: Aug 30
Last Checked: Aug 30 at 2:08PM
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.
This 2,178-square-foot duplex, built in 1915, contains a two-bedroom, one-bath upper apartment and a three-bedroom, one-bath lower apartment. The upper unit includes finished attic space, while the third floor is not permitted for residential occupancy. Interior details include natural woodwork, some hardwood flooring, large bedrooms, and generous living areas. Newer HVAC equipment and hot water heaters are in place, with laundry hookups on site.
Exterior features include a covered first-floor porch, a second-floor rear balcony, and a backyard. The second- and third-floor areas are vacant, while showings of the lower apartment require 24–48 hours' notice. The property may remain configured as a duplex or be converted back to a single-family residence, subject to applicable approvals.
Exterior features include a covered first-floor porch, a second-floor rear balcony, and a backyard. The second- and third-floor areas are vacant, while showings of the lower apartment require 24–48 hours' notice. The property may remain configured as a duplex or be converted back to a single-family residence, subject to applicable approvals.
Key Highlights
- 2,178 SF duplex built in 1915
- Two‑bedroom, one‑bath upper unit and three‑bedroom, one‑bath lower unit
- Finished 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 - Two-unit residence with separate apartments, updated mechanical systems, and period details across multiple floors.
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: 2,178 SF duplex built in 1915; Two‑bedroom, one‑bath upper unit and three‑bedroom, one‑bath lower unit; Finished attic space; third floor is not permitted as living space
