Updated Four-Unit
For Sale
$498,000
Pending
1280-82 West Avenue, Buffalo, NY 14213
Residential, Buffalo, NY
Property Size4,640 SF
Lot Size0.25 Acres
Days on Market101
Property Features for 1280-82 West Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
10
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 7, Bathroom 4, Basement, Bedroom 10, Bathroom 1, Bedroom 1, Bedroom 8, Bedroom 9, Bedroom 4, Bedroom 3, Bathroom 2, Bathroom 3, Bedroom 5, Bedroom 6, Bedroom 2
Patio and Porch features
Porch
Exterior features
Fence
Fencing
Fenced
Appliances
TanklessWaterHeater
Subdivision
Village/Black Rock
Lot features
Rectangular, Rectangular Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
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
Amenities
on-site laundry
green space
private basement storage
private attic storage
Building Details
Year built
1900
Floors in Building
2
Number of units
4
Flooring type
Tile, Varies, Hardwood, Vinyl, Carpet
Building materials
VinylSiding
Listing Agency:
Gurney Becker & Bourne
(716) 849-1234
Listed By:
Meredith Battin · License #10401356605
(716) 228-6187
Added: May 21
Changed: Aug 27
Last Checked: Aug 29 at 12:06AM
MLS# B1683427
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 four-unit property consists of two separate residential buildings at 1280-1282 West Avenue. The front structure contains two upper and lower apartments, each with three bedrooms, one bathroom, a living room, dining room, and rear kitchen. The rear structure is arranged as two townhouse-style residences, each offering an open first-floor living, dining, and kitchen area, two bedrooms and a full bathroom upstairs, plus in-unit laundry. Private basement and attic areas add storage capacity across the rear units.
Interior improvements include luxury vinyl flooring, tile, wood cabinetry, granite kitchen counters, tiled tub surrounds, and carpeting in select second-floor areas. Mechanical features include forced-air natural gas heat, tankless hot water systems, and multiple furnaces. The 4,640-square-foot property occupies 0.2525 acres, with a concrete driveway, a parking pad for more than 5 cars, green space, fencing, and a porch. Three of the four apartments are tenant occupied. Many improvements date to 2018/2019, and both roofs were replaced in 2019.
Interior improvements include luxury vinyl flooring, tile, wood cabinetry, granite kitchen counters, tiled tub surrounds, and carpeting in select second-floor areas. Mechanical features include forced-air natural gas heat, tankless hot water systems, and multiple furnaces. The 4,640-square-foot property occupies 0.2525 acres, with a concrete driveway, a parking pad for more than 5 cars, green space, fencing, and a porch. Three of the four apartments are tenant occupied. Many improvements date to 2018/2019, and both roofs were replaced in 2019.
Key Highlights
- Four residential units across two buildings on a 0.2525‑acre parcel
- 4,640 square feet with three of four units currently tenant occupied
- Front building offers two 3‑bedroom, 1‑bath upper/lower apartments
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
$42,407
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
8.52%
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%
$848,140
$848.1K
Cap Rate 7%
$605,814
$605.8K
Cap Rate 9%
$471,189
$471.2K
Market Conditions
NOI Build-Up for 4,640 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
$80.7K $17.40/SF
− Vacancy
−$3.6K −$0.78/SF
EGI
$77.1K $16.62/SF
− OpEx
−$34.7K −$7.48/SF
NOI
$42.4K $9.14/SF
Area
Buffalo, NY
Vacancy
4.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
45.00%
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%
$848,140
Cap Rate 7%
$605,814
Cap Rate 9%
$471,189
Alternative Uses
Best Use
Multifamily LT 5
$657.7K
$575.5K – $767.3K
NOI $46,040 @ 7.0% cap · market cap 9.24%
Second Best
Apartment 5plus
$605.8K
$530.1K – $706.8K
NOI $42,407 @ 7.0% cap · market cap 8.52%
Theoretical Best
Office A
$1.12M
$976.4K – $1.30M
NOI $78,108 @ 7.0% cap · market cap 15.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
75%
Occupancy
Location Intelligence
Trade Area within ½ mile
654
Businesses Nearby
Explore this area
Business Placement
Demographics for 14213, NY
25,834
Population
11,397
Households
2.3
Avg Household Size
30
Median Age
36%
College-Educated
81%
High-School Grad
1.9 sq mi
ZIP Area
13,597
Density / Sq Mi
$52,597
Median Household Income
$36,084
Median Earnings
$1,059
Median Rent
$192,300
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 - Two upgraded doubles provide varied layouts, private storage areas, and on-site parking in Buffalo’s West Avenue corridor.
Where is this quadplex located?
The property is located at 1280-82 West Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $498,000.
What are key features of this property?
This property features: Four residential units across two buildings on a 0.2525‑acre parcel; 4,640 square feet with three of four units currently tenant occupied; Front building offers two 3‑bedroom, 1‑bath upper/lower apartments
