Updated Duplex with Off-Street
For Sale
$274,900
Pending
142 Onondaga Avenue, Buffalo, NY 14220
Residential, Buffalo, NY
Property Size2,204 SF
Lot Size0.14 Acres
Days on Market31
Property Features for 142 Onondaga Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bedroom 2, Bathroom 1, Bedroom 4, Bathroom 2, Bedroom 1, Bedroom 3, Bedroom 5
Patio and Porch features
Patio
Interior features
PullDownAtticStairs
Exterior features
Fence, Patio
Fencing
Fenced
Appliances
GasWaterHeater
Subdivision
Buffalo Crk Reservation
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
West Seneca
Middle school district
West Seneca
High school district
West Seneca
Directions
East side of Onondaga in between Potters Rd. and Dorrance. Near the end of Downing Street.
Standard status
Pending
APN
146800-133-200-0014-034-000
Size
2,204 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Annual Amount
4256
Utilities
Heating system
Ductless (Heating), Natural Gas, Baseboard
Cooling system
Ductless
Water source
Public
Building Details
Year built
1955
Floors in Building
2
Number of units
2
Flooring type
Carpet, Hardwood, Vinyl, Laminate, Varies
Building materials
AluminumSiding, VinylSiding
Roof type
Shingle, Asphalt
Architectural style
Other
Listing Agency:
Buffalo Home Sellers LLC
(716) 471-9266
Listed By:
Brandi Bashor · License #10301221794
(732) 757-6288
Added: Aug 14
Changed: Sep 12
Last Checked: Sep 13 at 2:06PM
MLS# B1706480
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 duplex at 142 Onondaga Avenue contains 2,204 square feet on a 0.1422-acre lot. The upper unit has refinished hardwood flooring, while the lower unit features luxury vinyl plank flooring, fresh paint, updated fixtures, updated outlets, solid-core doors, and a new kitchen. Four off-street parking spaces serve the property.
The building has two separate boilers, gas and electric hookups, a shared hot water tank, and ductless mini-split systems in both units for heating and cooling. Exterior features include aluminum and vinyl siding, a fenced yard, patio areas, concrete pads, and a shed. Public water, an asphalt shingle roof, a gas water heater, and pull-down attic stairs are also included.
The building has two separate boilers, gas and electric hookups, a shared hot water tank, and ductless mini-split systems in both units for heating and cooling. Exterior features include aluminum and vinyl siding, a fenced yard, patio areas, concrete pads, and a shed. Public water, an asphalt shingle roof, a gas water heater, and pull-down attic stairs are also included.
Key Highlights
- 2,204‑square‑foot duplex on a 0.1422‑acre lot
- Four off‑street parking spaces
- Lower unit includes a new kitchen and luxury vinyl plank flooring
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
$21,869
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
7.96%
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%
$437,380
$437.4K
Cap Rate 7%
$312,414
$312.4K
Cap Rate 9%
$242,989
$243.0K
Market Conditions
NOI Build-Up for 2,204 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
$33.1K $15.00/SF
− Vacancy
−$1.8K −$0.83/SF
EGI
$31.2K $14.17/SF
− OpEx
−$9.4K −$4.25/SF
NOI
$21.9K $9.92/SF
Area
Buffalo, NY
Vacancy
5.50%
Lease Rate
$15.00 /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%
$437,380
Cap Rate 7%
$312,414
Cap Rate 9%
$242,989
Alternative Uses
Best Use
Multifamily LT 5
$312.4K
$273.4K – $364.5K
NOI $21,869 @ 7.0% cap · market cap 7.96%
Second Best
Apartment 5plus
$287.8K
$251.8K – $335.7K
NOI $20,143 @ 7.0% cap · market cap 7.33%
Theoretical Best
Office A
$530.0K
$463.8K – $618.4K
NOI $37,101 @ 7.0% cap · market cap 13.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
432
Businesses Nearby
Explore this area
Business Placement
Demographics for 14220, NY
23,959
Population
11,286
Households
2.1
Avg Household Size
38
Median Age
28%
College-Educated
93%
High-School Grad
3.8 sq mi
ZIP Area
6,305
Density / Sq Mi
$68,337
Median Household Income
$42,112
Median Earnings
$974
Median Rent
$180,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 property with refreshed interiors, separate boilers, mini-split systems, and a fenced outdoor area.
Where is this duplex located?
The property is located at 142 Onondaga Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $274,900.
What are key features of this property?
This property features: 2,204‑square‑foot duplex on a 0.1422‑acre lot; Four off‑street parking spaces; Lower unit includes a new kitchen and luxury vinyl plank flooring
