Updated Duplex with Two
For Sale
$275,000
Pending
153 Ideal Street, Buffalo, NY 14206
Residential, Buffalo, NY
Property Size2,390 SF
Lot Size0.09 Acres
Days on Market67
Property Features for 153 Ideal Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
8
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bathroom 4, Bedroom 6, Bedroom 7, Bedroom 5, Bedroom 8, Bedroom 2, Bedroom 4, Bathroom 2, Bedroom 3, Bathroom 3, Bathroom 1, Bedroom 1
Appliances
ElectricWaterHeater, GasWaterHeater, WaterHeater
Subdivision
Holland Land Company's Su
Lot features
Rectangular, Rectangular Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Standard status
Pending
APN
140200-112-500-0003-036-000
Size
2,390 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
2400
Utilities
Heating system
Space Heater, Electric (Heating), Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Tile, Hardwood, Varies
Building materials
Frame, VinylSiding
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Md Nabi Islam · License #10401400344
(646) 410-6786
Added: Jun 18
Changed: Aug 22
Last Checked: Aug 23 at 2:06AM
MLS# B1691803
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 property contains two detached frame homes on a 0.0923-acre parcel, with a combined property size of 2,390 square feet. The front residence offers four bedrooms, two full bathrooms, a living room, formal dining room, and kitchen. The rear residence includes four bedrooms, one and a half bathrooms, living and dining areas, and a full kitchen. Both homes feature vinyl siding and a mix of vinyl, tile, and hardwood flooring.
Improvements completed in 2026 include new gas and water lines, insulation, windows, flooring, bathroom renovations, kitchen updates, and lighting fixtures. Public water serves the property, which was built in 1900 and is located at 153 Ideal Street in Buffalo, NY 14206. Schools, corner stores, shopping centers, I-90, and downtown Buffalo are identified as nearby destinations, with Cheektowaga a few blocks away.
The property is described as having one tax bill and one flat water bill. Heating systems include natural gas, forced air, electric heat, and space heaters.
Improvements completed in 2026 include new gas and water lines, insulation, windows, flooring, bathroom renovations, kitchen updates, and lighting fixtures. Public water serves the property, which was built in 1900 and is located at 153 Ideal Street in Buffalo, NY 14206. Schools, corner stores, shopping centers, I-90, and downtown Buffalo are identified as nearby destinations, with Cheektowaga a few blocks away.
The property is described as having one tax bill and one flat water bill. Heating systems include natural gas, forced air, electric heat, and space heaters.
Key Highlights
- Two detached homes on one 0.0923‑acre parcel
- Combined property size of 2,390 Square Feet
- 2026 improvements include new windows, flooring, insulation, kitchens, and bathrooms
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
$23,715
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
8.62%
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%
$474,300
$474.3K
Cap Rate 7%
$338,786
$338.8K
Cap Rate 9%
$263,500
$263.5K
Market Conditions
NOI Build-Up for 2,390 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
$35.9K $15.00/SF
− Vacancy
−$2.0K −$0.83/SF
EGI
$33.9K $14.17/SF
− OpEx
−$10.2K −$4.25/SF
NOI
$23.7K $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%
$474,300
Cap Rate 7%
$338,786
Cap Rate 9%
$263,500
Alternative Uses
Best Use
Multifamily LT 5
$338.8K
$296.4K – $395.3K
NOI $23,715 @ 7.0% cap · market cap 8.62%
Second Best
Apartment 5plus
$312.0K
$273.0K – $364.1K
NOI $21,843 @ 7.0% cap · market cap 7.94%
Theoretical Best
Office A
$574.7K
$502.9K – $670.5K
NOI $40,232 @ 7.0% cap · market cap 14.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
444
Businesses Nearby
Explore this area
Business Placement
Demographics for 14206, NY
21,706
Population
10,677
Households
2
Avg Household Size
38
Median Age
18%
College-Educated
87%
High-School Grad
5.0 sq mi
ZIP Area
4,341
Density / Sq Mi
$46,842
Median Household Income
$38,379
Median Earnings
$886
Median Rent
$111,600
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 detached residences share one parcel, each with dedicated living, dining, and kitchen areas.
Where is this duplex located?
The property is located at 153 Ideal Street Buffalo, NY.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Two detached homes on one 0.0923‑acre parcel; Combined property size of 2,390 Square Feet; 2026 improvements include new windows, flooring, insulation, kitchens, and bathrooms
