Duplex with Attached Garage and
For Sale
$350,000
111 Behm Road, West Falls, NY 14170
MULTI_FAMILY - Other - West Falls, NY
Property Size1,760 SF
Lot Size6.50 Acres
Price / SF$198.86
Days on Market49
Property Features for 111 Behm Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 2, Bathroom 2, Bathroom 1, Bedroom 1
Patio and Porch features
Deck, Porch
Exterior features
Deck
Appliances
GasWaterHeater
Subdivision
Aurora
Lot features
Agricultural, Rectangular, Rectangular Lot, Wooded
Elementary school district
East Aurora
Middle school district
East Aurora
High school district
East Aurora
Standard status
Active
APN
142489-199-000-0004-009-200
Size
1,760 SF
Lot size
6.50 Acres
Taxes and HOA fees
Tax Annual Amount
6893
Utilities
Sewer type
Septic Tank
Heating system
Baseboard, Natural Gas
Water source
Public
Building Details
Year built
1998
Floors in Building
2
Number of units
2
Flooring type
Carpet, Vinyl, Varies
Building materials
VinylSiding, WoodSiding, CopperPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
MLS Nation Realty LLC
(888) 657-4968
Listed By:
Thomas J Mazzone · License #10491213404
(716) 310-3102
Added: Jun 22
Changed: Aug 5
Last Checked: Aug 9 at 1:06PM
MLS# B1690031
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.
Investment Insights
Based on property information with market context.
This two-unit duplex features a 2/1 residence and a 1/1 residence, built in 1998. The property includes an attached garage, a deck and porch, and two large outbuildings for storage, workshops, hobby space, or other compatible uses. Interior finishes include vinyl and carpet flooring that varies by room, with vinyl and wood siding and copper plumbing noted in the construction materials. Heating is provided by baseboard systems with natural gas, and there is a gas water heater.
Set on 6.5 acres, the property is served by public water and a septic tank. The roof is asphalt, supporting durable year-round exterior use.
The seller is requesting to sell the duplex as a package and will not divide it. The seller is also open to possible owner financing, and the listing describes the property as an accompaniment to an adjacent single-family residence offered for sale separately.
Set on 6.5 acres, the property is served by public water and a septic tank. The roof is asphalt, supporting durable year-round exterior use.
The seller is requesting to sell the duplex as a package and will not divide it. The seller is also open to possible owner financing, and the listing describes the property as an accompaniment to an adjacent single-family residence offered for sale separately.
Key Highlights
- Two‑unit duplex with a 2/1 residence and a 1/1 residence
- 6.5‑acre lot with an attached garage and two massive outbuildings
- Built in 1998 with vinyl and wood siding and copper plumbing
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
$11,316
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
3.23%
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%
$226,320
$226.3K
Cap Rate 7%
$161,657
$161.7K
Cap Rate 9%
$125,733
$125.7K
Market Conditions
NOI Build-Up for 1,760 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
$24.3K $13.80/SF
− Vacancy
−$8.1K −$4.61/SF
EGI
$16.2K $9.19/SF
− OpEx
−$4.8K −$2.76/SF
NOI
$11.3K $6.43/SF
Area
Erie County, NY
Vacancy
33.44%
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%
$226,320
Cap Rate 7%
$161,657
Cap Rate 9%
$125,733
Alternative Uses
Best Use
Multifamily LT 5
$161.7K
$141.5K – $188.6K
NOI $11,316 @ 7.0% cap · market cap 3.23%
Second Best
Apartment 5plus
$145.2K
$127.0K – $169.4K
NOI $10,162 @ 7.0% cap · market cap 2.90%
Theoretical Best
Office A
$384.7K
$336.7K – $448.9K
NOI $26,932 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
Explore this area
Business Placement
Demographics for 14170, NY
2,248
Population
964
Households
2.3
Avg Household Size
50
Median Age
37%
College-Educated
96%
High-School Grad
13.4 sq mi
ZIP Area
168
Density / Sq Mi
$112,665
Median Household Income
$66,354
Median Earnings
$950
Median Rent
$295,400
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-unit duplex on a rural lot with an attached garage, two outbuildings, and public water with septic service.
Where is this duplex located?
The property is located at 111 Behm Road West Falls, NY.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Two‑unit duplex with a 2/1 residence and a 1/1 residence; 6.5‑acre lot with an attached garage and two massive outbuildings; Built in 1998 with vinyl and wood siding and copper plumbing
