Building Details

Building Size 1,992 SF

Year Built 1952

Construction Ranch

Listing Agency: Berkshire Hathaway Homeservices Zambito Realtors

Listed By: Rita A Zambito · License #10491202903 Show Phone

Source: Griffith-realty

Added: Oct 1 Changed: Oct 5 Last Checked: Oct 4 at 3:15PM

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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 Berkshire Hathaway Homeservices Zambito Realtors

Investment Insights

Based on property information with market context.

This 1952 ranch-style duplex contains two 2-bedroom, 1-bathroom units. Recent property updates include a new septic system in 2026, a furnace installed three years ago, replacement flooring and fresh paint. The one-acre parcel is wooded and provides separation from neighboring properties.

The property is in Pembroke, approximately two minutes from the Thruway via Route 77. Its two-unit configuration and in-law arrangement are noted as possible uses.

Key Highlights

• Two 2‑bedroom, 1‑bathroom units
• Ranch‑style duplex built in 1952
• One‑acre wooded parcel

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

$18,292

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

7.32%

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%

$365,840 $365.8K

Cap Rate 7%

$261,314 $261.3K

Cap Rate 9%

$203,244 $203.2K

Market Conditions

NOI Build-Up for 1,992 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

$27.5K $13.80/SF

− Vacancy

−$1.4K −$0.68/SF

EGI

$26.1K $13.12/SF

− OpEx

−$7.8K −$3.94/SF

NOI

$18.3K $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 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%

$365,840

Cap Rate 7%

$261,314

Cap Rate 9%

$203,244

Alternative Uses

Best Use

Multifamily LT 5

$261.3K

$228.7K – $304.9K (±1% cap)

NOI $18,292 @ 7.0% cap · market cap 7.32%

Second Best

Apartment 5plus

$227.9K

$199.4K – $265.9K (±1% cap)

NOI $15,953 @ 7.0% cap · market cap 6.38%

Theoretical Best

Warehouse

$1.85M

$1.62M – $2.16M (±1% cap)

NOI $129,428 @ 7.0% cap · market cap 51.77%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Duplexes

Suggested Use

Top Pick Acupuncture Restaurant (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

8

Businesses Nearby

Explore this area Business Placement

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

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Duplex - Two residential units offer a flexible layout, with a recent furnace and updated interior finishes.

Where is this duplex located?

The property is located at 941 Akron Road Pembroke, NY.

What is the asking price?

The asking price for this property is $250,000.

What are key features of this property?

This property features: Two 2‑bedroom, 1‑bathroom units; Ranch‑style duplex built in 1952; One‑acre wooded parcel