Remodeled Four-Unit
For Sale
$1,400,000
95 Grant Street, Rye Brook, NY 10573
Four units are occupied on month-to-month leases, individually metered for electric, with off-street parking.
Property Size2,963 SF
Days on Market37
Property Features for 95 Grant Street
General Information
Standard status
Active
Size
2,963 SF
Property subtype
Quadruplex
Occupancy
100%
Taxes and HOA fees
Annual Taxes
$24,680
Building Details
Building Size
2,963 SF
Year Built
1910
Year Renovated
2024
Tenancy
Multi
Listing Agency:
C. J. Pagano & Sons, Inc.
(914) 447-8768
Listed By:
Christopher Krzeminski · License #10301223659
Source:
Cottiemaxwellrealestate
Added: Jul 26
Changed: Aug 25
Last Checked: Aug 30 at 9:41PM
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 C. J. Pagano & Sons, Inc.
Investment Insights
Based on property information with market context.
Remodeled in 2024, this four-unit quadplex offers an income-oriented setup with all units currently occupied on month-to-month leases. Each unit is individually metered for electric, and the building is served by three heat zones, with the landlord covering heat for one unit. The property also features off-street parking and is identified by a 1910 build year.
Set on a quiet street on the Rye Brook/Port Chester border, the home is in the Port Chester School District. It’s within walking distance to Abendroth Park.
Additional transportation context is provided by the property’s BikeScore of 35 (somewhat bikeable), WalkScore of 44 (car-dependent), and TransitScore of 28 (some transit).
Set on a quiet street on the Rye Brook/Port Chester border, the home is in the Port Chester School District. It’s within walking distance to Abendroth Park.
Additional transportation context is provided by the property’s BikeScore of 35 (somewhat bikeable), WalkScore of 44 (car-dependent), and TransitScore of 28 (some transit).
Key Highlights
- Remodeled in 2024
- Four units occupied on month‑to‑month leases
- Electric individually metered for each unit
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
$57,713
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
4.12%
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%
$1,154,260
$1.2M
Cap Rate 7%
$824,471
$824.5K
Cap Rate 9%
$641,256
$641.3K
Market Conditions
NOI Build-Up for 2,963 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
$88.2K $29.76/SF
− Vacancy
−$5.7K −$1.93/SF
EGI
$82.4K $27.83/SF
− OpEx
−$24.7K −$8.35/SF
NOI
$57.7K $19.48/SF
Area
Westchester County, NY
Vacancy
6.50%
Lease Rate
$29.76 /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%
$1,154,260
Cap Rate 7%
$824,471
Cap Rate 9%
$641,256
Alternative Uses
Best Use
Multifamily LT 5
$824.5K
$721.4K – $961.9K
NOI $57,713 @ 7.0% cap · market cap 4.12%
Second Best
Apartment 5plus
$726.0K
$635.3K – $847.0K
NOI $50,821 @ 7.0% cap · market cap 3.63%
Theoretical Best
Retail
$895.0K
$783.1K – $1.04M
NOI $62,651 @ 7.0% cap · market cap 4.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,505
Businesses Nearby
Explore this area
Business Placement
Demographics for 10573, NY
41,758
Population
14,592
Households
2.9
Avg Household Size
39
Median Age
44%
College-Educated
83%
High-School Grad
5.5 sq mi
ZIP Area
7,592
Density / Sq Mi
$110,612
Median Household Income
$48,263
Median Earnings
$1,940
Median Rent
$649,900
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?
Quadplex - Four units are occupied on month-to-month leases, individually metered for electric, with off-street parking.
Where is this quadplex located?
The property is located at 95 Grant Street Rye Brook, NY.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Remodeled in 2024; Four units occupied on month‑to‑month leases; Electric individually metered for each unit
