1280-82 West Avenue Buffalo, NY 14213
MULTI_FAMILY - Buffalo, NY
- Added:
- May 21, 2026
- Days on Market:
- 53
- Last Refresh:
- Jul 12 at 11:06 pm
Property Features for 1280-82 West Avenue
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 10
- Bathrooms
- 4
- Rooms
- Bedroom 5, Bedroom 9, Bathroom 4, Bedroom 3, Bathroom 1, Bedroom 2, Bathroom 3, Bedroom 7, Bedroom 1, Bedroom 4, Bedroom 8, Bathroom 2, Bedroom 10, Basement, Bedroom 6
- Patio and Porch features
- Porch
- Exterior features
- Fence
- Fencing
- Fenced
- Appliances
- TanklessWaterHeater
- Standard status
- Pending
- APN
- 140200-088-740-0001-011-000
- Size
- 4,640 SF
- Lot size
- 0.25 Acres
Taxes and HOA fees
- Tax Annual Amount
- 4162
Utilities
- Heating system
- Natural Gas, Forced Air
- Water source
- Public
Building Details
- Year built
- 1900
- Floors in Building
- 2
- Number of units
- 4
- Flooring type
- Hardwood, Tile, Varies, Vinyl, Carpet
- Building materials
- VinylSiding
Listing agent Meredith Battin License #10401356605 (716) 228-6187
Listing office Gurney Becker & Bourne 976 Delaware Ave, Buffalo, NY (716) 849-1234
Listing date May 21, 2026
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.
The rear building (1280 West Ave) features two side-by-side units with an open concept living, dining, and kitchen on the first floor. Each unit includes two bedrooms and one full bath on the second floor, with in-unit laundry. Interiors include luxury vinyl and tile on the first floor, wall-to-wall carpeting upstairs, and wooden cabinets with granite counters in the kitchen. Each unit also has private basement and attic access for additional storage, furnaces, and tankless hot water.
Outside, there is green space alongside a concrete driveway and parking pad that fits more than five cars. The property size is listed at 4,640 square feet on a 0.2525-acre parcel, and many upgrades were completed in 2018/2019, with both roofs replaced in 2019. Three of the four units are currently tenant occupied.
Key Highlights
- Two upgraded doubles on one parcel: front 1282 W Ave (3/3 upper/lower) and rear 1280 W Ave (side‑by‑side townhouse‑style)
- 3 of 4 units are currently tenant occupied; both rear units are tenant occupied
- Front unit features: each floor has 3 bedrooms, 1 bathroom, living room, dining room, and kitchen
Local Financial Insights For Apartment 5plus
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $80.7k | $17.40 |
| − Vacancy | −$3.6k | −$0.78 |
| EGI | $77.1k | $16.62 |
| − OpEx | −$34.7k | −$7.48 |
| NOI | $42.4k | $9.14 |
