Duplex with Walk-Up
For Sale
$380,000
92 South Avenue, Webster, NY 14580
Two-level duplex with updated kitchens, in-unit laundry, a full basement, and detached garage storage.
Property Size2,778 SF
Days on Market28
Property Features for 92 South Avenue
General Information
Standard status
Active
Size
2,778 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$10,927
Amenities
in-unit laundry
detached garage
Building Details
Building Size
2,778 SF
Year Built
1900
Listing Agency:
Howard Hanna
(585) 766-9336
Listed By:
Darlene Maimone · License #10401282061
(585) 766-9336
Source:
Griffith-realty
Added: Aug 3
Changed: Aug 29
Last Checked: Aug 10 at 8:06AM
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 Howard Hanna
Investment Insights
Based on property information with market context.
Built in 1900, this duplex has one apartment on each floor, with hardwood flooring, vinyl windows, and remodeled kitchens that include appliances. Both units feature in-unit laundry. The property also includes a full walk-up attic and a full basement containing 2 forced-air heating units and 2 water heaters.
A detached garage adds separate storage space. The property is located in the village of Webster, within walking distance of dining, entertainment, and pubs, and near Webster school.
A detached garage adds separate storage space. The property is located in the village of Webster, within walking distance of dining, entertainment, and pubs, and near Webster school.
Key Highlights
- Two‑unit layout with one apartment upstairs and one downstairs
- Remodeled kitchens with appliances in both units
- Hardwood flooring, vinyl windows, and in‑unit laundry
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
$25,896
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
6.81%
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%
$517,920
$517.9K
Cap Rate 7%
$369,943
$369.9K
Cap Rate 9%
$287,733
$287.7K
Market Conditions
NOI Build-Up for 2,778 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
$38.3K $13.80/SF
− Vacancy
−$1.3K −$0.48/SF
EGI
$37.0K $13.32/SF
− OpEx
−$11.1K −$4.00/SF
NOI
$25.9K $9.32/SF
Area
Monroe County, NY
Vacancy
3.50%
Lease Rate
$13.80 /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%
$517,920
Cap Rate 7%
$369,943
Cap Rate 9%
$287,733
Alternative Uses
Best Use
Multifamily LT 5
$369.9K
$323.7K – $431.6K
NOI $25,896 @ 7.0% cap · market cap 6.81%
Second Best
Apartment 5plus
$334.2K
$292.4K – $389.9K
NOI $23,391 @ 7.0% cap · market cap 6.16%
Theoretical Best
Specialty Retail
$533.3K
$466.6K – $622.2K
NOI $37,330 @ 7.0% cap · market cap 9.82%
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
740
Businesses Nearby
Explore this area
Business Placement
Demographics for 14580, NY
54,148
Population
24,355
Households
2.2
Avg Household Size
46
Median Age
45%
College-Educated
96%
High-School Grad
42.6 sq mi
ZIP Area
1,271
Density / Sq Mi
$95,499
Median Household Income
$58,150
Median Earnings
$1,387
Median Rent
$253,000
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-level duplex with updated kitchens, in-unit laundry, a full basement, and detached garage storage.
Where is this duplex located?
The property is located at 92 South Avenue Webster, NY.
What is the asking price?
The asking price for this property is $380,000.
What are key features of this property?
This property features: Two‑unit layout with one apartment upstairs and one downstairs; Remodeled kitchens with appliances in both units; Hardwood flooring, vinyl windows, and in‑unit laundry
