Two-Unit Duplex with Covered
For Sale
$359,900
74 Avondale Park, Rochester, NY 14620
Residential, Rochester, NY
Property Size2,178 SF
Lot Size0.11 Acres
Price / SF$165.24
Days on Market54
Property Features for 74 Avondale Park
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential 2 Unit
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 2, Bathroom 1, Bedroom 1, Bedroom 4, Bathroom 2, Basement
Parking features
Driveway
Patio and Porch features
Porch
Interior features
Attic, CeilingFans, CathedralCeilings, NaturalWoodwork
Exterior features
Balcony, PrivateYard
Appliances
GasWaterHeater
Subdivision
Avondale Subn
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Rochester
Middle school district
Rochester
High school district
Rochester
Directions
Monroe to Avondale, property is on the right hand side 3/4 way down the street.
Standard status
Active
APN
261400-121-760-0001-005-000-0000
Size
2,178 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
7524
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Attic Fan
Water source
Public
Amenities
covered porch
balcony
onsite laundry hook ups
Building Details
Year built
1915
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Tile, Hardwood, Varies, Laminate
Building materials
Frame, Stone, WoodSiding
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 662-0449
Listed By:
Alicia Wittman · License #10301219240
(716) 239-9001
Added: Jul 17
Changed: Sep 5
Last Checked: Sep 8 at 6:06PM
MLS# B1698374
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 2,178-square-foot duplex, built in 1915, contains two residential units. The lower apartment offers three bedrooms, one bathroom, generous bedroom and living areas, and access to a covered porch. The upper unit includes two bedrooms, one bathroom, and a finished attic area; the second and third floors are currently vacant. A balcony overlooks the rear yard, while interior details include natural woodwork, some hardwood flooring, ceiling fans, and cathedral ceilings. The property also includes basement space, driveway parking, onsite laundry hookups, newer HVAC units, newer hot water heaters, and a gas water heater. Public water serves the property, which occupies 0.11 acres in Rochester’s Upper Monroe/Cobbs Hill area. The third floor is not permitted as living space.
Key Highlights
- 2,178‑square‑foot duplex on a 0.11‑acre lot
- Two units: lower 3‑bedroom and upper 2‑bedroom apartment
- Upper unit includes 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
6.96%
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 6.96%
Second Best
Apartment 5plus
$319.2K
$279.3K – $372.4K
NOI $22,343 @ 7.0% cap · market cap 6.21%
Theoretical Best
Office A
$596.6K
$522.1K – $696.1K
NOI $41,765 @ 7.0% cap · market cap 11.60%
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with separate apartments, natural woodwork, outdoor spaces, and 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 $359,900.
What are key features of this property?
This property features: 2,178‑square‑foot duplex on a 0.11‑acre lot; Two units: lower 3‑bedroom and upper 2‑bedroom apartment; Upper unit includes finished attic space; third floor is not permitted as living space
