Building Details

Building Size 2,644 SF

Year Built 1850

Listing Agency: Keller Williams Realty WNY

Listed By: Dorothy Haenggi · License #10401238897 Show Phone

Source: Griffith-realty

Added: Sep 11 Changed: Oct 31 Last Checked: Oct 30 at 9:14PM

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Investment Insights

Based on property information with market context.

This 2,644-square-foot duplex, built in 1850, includes a three-bedroom, two-bath first-floor residence and a one-bedroom, one-bath second-floor unit. The main residence has a primary suite with walk-in closet, sitting area, private bath, and in-unit laundry. Its kitchen was renovated in 2017 and includes a Capital 6-burner chef’s range, convection wall oven, and walk-in pantry. The upper unit has its own entrance, eat-in kitchen, laundry, and large living room.

Located at 823 Main Road in Pembroke, NY, the property occupies approximately 1.5 acres of landscaped grounds within the Pembroke School District. A four-car garage provides storage and workspace, while the parking pad accommodates 6–8 vehicles. The combination of separate living areas, outdoor space, and on-site parking supports owner occupancy, rental income, or multigenerational use.

Key Highlights

• Two‑unit layout with 3‑bedroom and 1‑bedroom residences
• 2,644 square feet on approximately 1.5 acres
• First‑floor kitchen renovated in 2017

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$24,279

Cap Rate

7.47%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$485,580 $485.6K

Cap Rate 7%

$346,843 $346.8K

Cap Rate 9%

$269,767 $269.8K

Is this asking price fair?

Market Conditions

NOI Build-Up for 2,644 SF

Gross rent

$36.5K $13.80/SF

− Vacancy

−$1.8K −$0.68/SF

EGI

$34.7K $13.12/SF

− OpEx

−$10.4K −$3.94/SF

NOI

$24.3K $9.18/SF

Area

Genesee County, NY

Vacancy

4.94%

Lease Rate

$13.80 /SF/Yr

Expense Ratio

30.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$485,580

Cap Rate 7%

$346,843

Cap Rate 9%

$269,767

Alternative Uses

Best Use

Multifamily LT 5

$346.8K

$303.5K – $404.7K (±1% cap)

NOI $24,279 @ 7.0% cap · market cap 7.47%

Second Best

Apartment 5plus

$302.5K

$264.7K – $352.9K (±1% cap)

NOI $21,175 @ 7.0% cap · market cap 6.52%

Theoretical Best

Warehouse

$2.45M

$2.15M – $2.86M (±1% cap)

NOI $171,791 @ 7.0% cap · market cap 52.86%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Open Analytics

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

38

Businesses Nearby

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Demographics for 14036, NY

4,931

Population

2,521

Households

2

Avg Household Size

46

Median Age

19%

College-Educated

95%

High-School Grad

53.6 sq mi

ZIP Area

92

Density / Sq Mi

$91,806

Median Household Income

$46,506

Median Earnings

$923

Median Rent

$184,400

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Frequently Asked Questions

What type of property is this?

Duplex - Separate entrances, flexible living arrangements, and substantial outdoor space support owner occupancy or rental use.

Where is this duplex located?

The property is located at 823 Main Road Pembroke, NY.

What is the asking price?

The asking price for this property is $325,000.

What are key features of this property?

This property features: Two‑unit layout with 3‑bedroom and 1‑bedroom residences; 2,644 square feet on approximately 1.5 acres; First‑floor kitchen renovated in 2017