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    Sunset Bay Corner Duplex Title is generated by Realmo AI

    954 Charles Street, Irving, NY 14081

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    Claim this Listing
    New
    For Sale
    $499,900

    MULTI_FAMILY - Irving, NY

    Property size:
    1,960 SF
    Lot size:
    0.21 Acres
    Price / SF:
    $255/SF
    Added:
    May 20, 2026
    Days on Market:
    2
    Last Refresh:
    May 21 at 1:06 pm

    Property Features for 954 Charles Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    6
    Bathrooms
    4
    Rooms
    Bedroom 3, Bathroom 1, Bedroom 1, Bathroom 4, Bathroom 3, Bedroom 5, Bedroom 4, Bedroom 2, Bedroom 6, Bathroom 2
    Patio and Porch features
    Porch
    Exterior features
    Fence
    Fencing
    Fenced
    Appliances
    GasWaterHeater
    Standard status
    Active
    APN
    064689-032-008-0003-035-000
    Size
    1,960 SF
    Lot size
    0.21 Acres

    Taxes and HOA fees

    Tax Annual Amount
    4504

    Utilities

    Heating system
    Natural Gas, Hot Water(Heating), Baseboard
    Water source
    Public

    Building Details

    Year built
    1950
    Floors in Building
    1
    Number of units
    2
    Flooring type
    Carpet, Varies, Laminate, Tile
    Building materials
    AluminumSiding, VinylSiding
    Roof type
    Metal

    We can help!

    Listing Contact
    Brittany Cerrie
    Brittany Cerrie

    Listing agent Brittany Cerrie License #10401351451

    Listing office Howard Hanna Holt - Fredonia 44 Temple St, Mayville, NY

    Listing date May 20, 2026

    MLS# R1682579 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

    • Rare bay‑corner duplex in Sunset Bay - the only one available.
    • Oversized, boat‑ready garage (approx. 23' x 33' with ~12' clearance).
    • Steps to marina, boat launch, beachfront restaurants, and sandy beach.
    • Turnkey, furnished units with strong rental income potential (potential to make 3,000+ per week; buyer to verify).
    • Large two‑level covered back deck ideal for entertaining or guest relaxation.
    • Recent updates include metal roof and replacement windows.

    Overview

    This duplex is located in Sunset Bay, near the marina, boat launch, beachfront restaurants, and sandy beach. Each unit features 3 furnished bedrooms, a spacious living room, and a large eat-in kitchen. Side A includes 1.5 baths, while Side B has a first-floor bedroom plus 2 full baths. A large two-level covered back deck spans the width of the building, suitable for outdoor entertaining or guest relaxation. The property includes a coin-operated washer/dryer, separate electric boxes, hot water tanks, and boilers in the common entry. Driveway and off-street parking are available for each unit. The corner lot is partially fenced, adding privacy and convenience. The oversized detached garage measures approximately 23' x 33' with about 12' clearance from floor to rafters. Recent updates include a metal roof on both the house and garage, and nearly all replacement windows. The property is located in a popular vacation neighborhood, with strong weekly summer rental potential. The lot size is 0.2057 acres and the property size is 1960 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Law Firm Restaurant Auto Repair Shop Pharmacy Big Box & Wholesale Store Skin Care Clinic Accounting Firm Hotel & Motel Kitchen & Bath Showroom Auto Parts Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Irving
    County
    Chautauqua
    State
    New York
    Longitude
    -79.134115
    Latitude
    42.564007

    Nearby Similar for Sale

    • $351,000
      3,228 SF

      Turnkey Medical Office Building

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      12655 Seneca Road, Irving, NY 14081
      View Details
    • $419,900
      735 SF

      Sunset Bay Cottages Investment Opportunity

      Two updated cottages with vacant lot near Sunset Bay.
      12943 Alleghany Road, Irving, NY 14081
      View Details

    FAQs

    What type of property is this?
    Duplex - Rare duplex near marina, beach, and restaurants. Income potential.
    Where is this duplex located?
    The property is located at 954 Charles Street Irving, NY.
    What is the asking price?
    The asking price for this property is $499,900.
    What are key features of this property?
    This property features: Rare bay‑corner duplex in Sunset Bay - the only one available.; **Oversized, boat‑ready garage (approx. 23' x 33' with ~12' clearance).**; Steps to marina, boat launch, beachfront restaurants, and sandy beach.
    (716) 868-4000
    We can help!
    Listing Contact
    Brittany Cerrie
    Brittany Cerrie
    Real Estate License ID: 10401351451
    Learn More
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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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