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    Three-Unit Rental Triplex Title is generated by Realmo AI

    8 Orchard Street, Holley, NY 14470

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    Picture of Triplexes at 8 Orchard Street, Holley, NY
    For Sale
    $129,900

    MULTI_FAMILY - Other - Holley, NY

    Property size:
    1,516 SF
    Lot size:
    0.25 Acres
    Price / SF:
    $85/SF
    Added:
    Jun 5, 2026
    Days on Market:
    1
    Last Refresh:
    Jun 5 at 11:06 pm

    Property Features for 8 Orchard Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    2
    Bathrooms
    3
    Rooms
    Bathroom 3, Bathroom 2, Basement, Bedroom 1, Bathroom 1, Bedroom 2
    Patio and Porch features
    Porch
    Appliances
    ElectricWaterHeater
    Standard status
    Active
    APN
    343201-076-020-0002-067-000
    Size
    1,516 SF
    Lot size
    0.25 Acres

    Taxes and HOA fees

    Tax Annual Amount
    4984

    Utilities

    Heating system
    Electric (Heating), Space Heater, Forced Air, Baseboard
    Water source
    Public

    Building Details

    Year built
    1885
    Floors in Building
    2
    Number of units
    3
    Flooring type
    Varies, Carpet
    Building materials
    WoodSiding
    Roof type
    Asphalt
    Architectural style
    Other

    We can help!

    Listing Contact
    Kelly R. MacIntyre

    Listing agent Kelly R. MacIntyre License #10401352101

    Listing office Berkshire Hathaway HomeServices Discover Real Estate 162 S Union St, Spencerport, NY

    Listing date Jun 5, 2026

    MLS# R1688259 Listing URL

    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.

    HighLights

    • 3‑unit rental in the village of Holley with all units fully rented on month‑to‑month leases
    • One tenant has been there for 30+ years
    • Year built: 1885
    • Public water source
    • Asphalt roof
    • Wood siding

    Overview

    This three-unit triplex at 8 Orchard Street consists of three separate rental units, all currently fully rented on month-to-month leases. One of the tenants has been in place for more than 30 years, supporting a stable occupancy profile. The property size is listed as 1,516 square feet on a 0.2531-acre lot.

    The home is located in the village of Holley in Orleans County, New York. Showings are limited to group showings only, scheduled for Mondays from 4:00 PM to 6:00 PM and Wednesdays from 5:00 PM to 7:00 PM.

    Because each unit is leased on a month-to-month basis, the property may appeal to investors looking for immediate rental income as well as buyers interested in owner occupancy with rental support from the other units. The current setup also provides flexibility for an owner to occupy one unit while maintaining tenants in place across the remaining units, subject to applicable lease terms.
    Property Profile Location Intelligence

    Current Use by Public Records

    Triplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Holley
    County
    Orleans
    State
    New York
    Longitude
    -78.029877
    Latitude
    43.227038

    Nearby Similar for Sale

    • $425,000
      21,075 SF

      Holley Commercial Property with Warehouse

      Commercial property with grocery store and warehouse space available.
      3 Geddes Street, Holley, NY 14470
      View Details
    • $109,900
      2,016 SF

      Spacious Home in 55+ Community

      Three-bedroom, two-bath home in Holley, NY 55+ community.
      900 Cobblestone Court, Holley, NY 14470
      View Details

    FAQs

    What type of property is this?
    Triplex - Three-unit rental triplex with fully rented month-to-month leases, offering flexibility for an owner-occupant.
    Where is this triplex located?
    The property is located at 8 Orchard Street Holley, NY.
    What is the asking price?
    The asking price for this property is $129,900.
    What are key features of this property?
    This property features: 3‑unit rental in the village of Holley with all units fully rented on month‑to‑month leases; One tenant has been there for 30+ years; Year built: 1885
    (585) 737-5740
    We can help!
    Listing Contact
    Kelly R. MacIntyre
    Real Estate License ID: 10401352101
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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