1929 Upper-Lower
136 Lincoln Boulevard Buffalo, NY 14217
For Sale
$269,900
Pending
MULTI_FAMILY - Other - Buffalo, NY
Property Size2,504 SF
Lot Size0.10 Acres
Days on Market24
Property Features for 136 Lincoln Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Rooms
Bedroom 3, Bedroom 2, Bedroom 4, Bedroom 5, Bathroom 2, Bedroom 6, Basement, Bathroom 1, Bedroom 1
Parking features
Garage
Patio and Porch features
Porch
Interior features
NaturalWoodwork, ProgrammableThermostat
Exterior features
Balcony, Fence
Fencing
Fenced
Fireplace
1
Appliances
GasWaterHeater
Standard status
Pending
APN
146401-078-220-0006-009-000
Size
2,504 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Annual Amount
7656
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1929
Floors in Building
2
Number of units
2
Flooring type
Varies, Hardwood, Tile, Laminate
Building materials
Brick, VinylSiding, CopperPlumbing
Roof type
Shingle
Architectural style
Other
Listing Agency:
MJ Peterson Real Estate Inc.
(716) 689-7800
Listed By:
Laura J Nightingale · License #10301216970
(716) 310-9445
Added: Jul 7
Changed: Jul 28
Last Checked: Jul 30 at 1:06AM
MLS# B1679763
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 upper/lower duplex was built in 1929 and carefully maintained by the original family. A shared foyer features original tile flooring, and the second-floor unit is highlighted by thoughtfully preserved vintage wallpaper. Both units offer nearly identical layouts with a kitchen, formal dining room, living room, three bedrooms, and a full bath. Architectural details include hardwood floors, rich woodwork, decorative brick fireplaces with flanking built-ins, and vintage hex tile flooring in the bathrooms. The lower unit includes a front sunroom, original kitchen cabinetry with glass-front inserts, and an original swing door to the dining room. The upper unit features an updated kitchen with newer cabinetry and pantry storage, with front and rear porches.
Outdoor space is supported by a rebuilt two-story rear balcony providing options for both units. Additional usable area includes a full walk-up attic with storage, and a basement with laundry hookups, perimeter drain tile, and a sump pump installed in 2025. The home also includes updated 100-amp electrical services from 2000, an upper furnace from 2025, and a lower furnace that has been routinely maintained over the years.
Outside, the property presents vinyl siding with a brick front facade, rebuilt front steps, and a concrete driveway leading to a detached two-bay garage. An architectural tear-off roof has been noted as part of the exterior improvements. The layout supports either owner-occupancy or an income-focused purchase, with two full, matching unit plans and dedicated indoor living space in each residence.
Outdoor space is supported by a rebuilt two-story rear balcony providing options for both units. Additional usable area includes a full walk-up attic with storage, and a basement with laundry hookups, perimeter drain tile, and a sump pump installed in 2025. The home also includes updated 100-amp electrical services from 2000, an upper furnace from 2025, and a lower furnace that has been routinely maintained over the years.
Outside, the property presents vinyl siding with a brick front facade, rebuilt front steps, and a concrete driveway leading to a detached two-bay garage. An architectural tear-off roof has been noted as part of the exterior improvements. The layout supports either owner-occupancy or an income-focused purchase, with two full, matching unit plans and dedicated indoor living space in each residence.
Key Highlights
- Built in 1929 brick & vinyl siding double with central air and forced‑air natural gas heat
- Original craftsmanship highlights: hardwood floors, natural woodwork, decorative brick fireplaces with built‑ins, and vintage hex tile bath floors
- Upper and lower units have nearly identical layouts with kitchen, formal dining, living room, three bedrooms, and a full bath
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 | $43.6k | $17.40 |
| − Vacancy | −$2.0k | −$0.78 |
| EGI | $41.6k | $16.62 |
| − OpEx | −$18.7k | −$7.48 |
| NOI | $22.9k | $9.14 |
2,504 SF · lease $17.40/SF/yr · vacancy 4.50% · expense 45.00%
Alternative Uses
Best Use
Multifamily LT 5
$354.9K
$310.6K – $414.1K
NOI $24,846 @ 7.0% cap · market cap 9.21%
Second Best
Apartment 5plus
$326.9K
$286.1K – $381.4K
NOI $22,885 @ 7.0% cap · market cap 8.48%
Theoretical Best
Office A
$602.2K
$526.9K – $702.5K
NOI $42,151 @ 7.0% cap · market cap 15.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained upper/lower duplex with preserved original details, two porches, and shared rear balcony for both units.
Where is this duplex located?
The property is located at 136 Lincoln Boulevard Buffalo, NY.
What is the asking price?
The asking price for this property is $269,900.
What are key features of this property?
This property features: Built in 1929 brick & vinyl siding double with central air and forced‑air natural gas heat; Original craftsmanship highlights: hardwood floors, natural woodwork, decorative brick fireplaces with built‑ins, and vintage hex tile bath floors; Upper and lower units have nearly identical layouts with kitchen, formal dining, living room, three bedrooms, and a full bath
