Brick Duplex with
For Sale
$249,000
Pending
1687 Abbott Road, Buffalo, NY 14218
Residential, Buffalo, NY
Property Size2,320 SF
Lot Size0.25 Acres
Days on Market40
Property Features for 1687 Abbott Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 4, Bathroom 1, Bedroom 3, Basement, Bathroom 2, Bedroom 2
Parking features
Garage
Patio and Porch features
Porch, Deck, Patio
Interior features
CeilingFans, Storage, NaturalWoodwork
Exterior features
Deck, Patio
Fireplace
1
Appliances
GasWaterHeater
Subdivision
Buffalo Crk Reservation
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Lackawanna
Middle school district
Lackawanna
High school district
Lackawanna
Standard status
Pending
APN
140900-142-150-0004-023-100
Size
2,320 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Annual Amount
4785
Utilities
Heating system
Baseboard, Natural Gas
Water source
Public
Amenities
laundry unit
Building Details
Year built
1941
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Varies, Tile, Hardwood
Building materials
Brick, Frame
Roof type
Asphalt, Shingle
Architectural style
Other
Additional Structures
Storage
Listing Agency:
WNY Metro Roberts Realty
(716) 559-9972
Listed By:
Gina R DuBois · License #10401203791
(716) 578-4386
Added: Jul 29
Changed: Sep 2
Last Checked: Sep 6 at 12:06AM
MLS# B1688587
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 2,320-square-foot brick duplex sits on a 0.2474-acre lot and was built in 1941. The two-unit layout includes four bedrooms and two bathrooms, with hardwood, tile, and vinyl flooring, natural woodwork, and a mix of baseboard and natural-gas heating. One apartment includes a private upstairs bedroom, while the other offers a newer laundry unit in the hall. Updated kitchen and bath areas, basement storage, and separate basement access add practical functionality.
Exterior features include a porch, deck, patio, and a large parking area. The property also includes a deep garage, separate utilities, a gas water heater, and a shingle asphalt roof. Public water service is in place, and a fireplace is also present.
Exterior features include a porch, deck, patio, and a large parking area. The property also includes a deep garage, separate utilities, a gas water heater, and a shingle asphalt roof. Public water service is in place, and a fireplace is also present.
Key Highlights
- 2,320‑square‑foot duplex on a 0.2474‑acre lot
- Brick construction with 1941 build year
- Two units with separate utilities and laundry
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
$21,203
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%
$424,060
$424.1K
Cap Rate 7%
$302,900
$302.9K
Cap Rate 9%
$235,589
$235.6K
Market Conditions
NOI Build-Up for 2,320 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
$40.4K $17.40/SF
− Vacancy
−$1.8K −$0.78/SF
EGI
$38.6K $16.62/SF
− OpEx
−$17.3K −$7.48/SF
NOI
$21.2K $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%
$424,060
Cap Rate 7%
$302,900
Cap Rate 9%
$235,589
Alternative Uses
Best Use
Multifamily LT 5
$328.9K
$287.8K – $383.7K
NOI $23,020 @ 7.0% cap · market cap 9.24%
Second Best
Apartment 5plus
$302.9K
$265.0K – $353.4K
NOI $21,203 @ 7.0% cap · market cap 8.52%
Theoretical Best
Office A
$557.9K
$488.2K – $650.9K
NOI $39,054 @ 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
2
Residential units
Location Intelligence
Trade Area within ½ mile
187
Businesses Nearby
Explore this area
Business Placement
Demographics for 14218, NY
20,878
Population
9,478
Households
2.2
Avg Household Size
38
Median Age
21%
College-Educated
88%
High-School Grad
8.1 sq mi
ZIP Area
2,578
Density / Sq Mi
$50,484
Median Household Income
$36,457
Median Earnings
$829
Median Rent
$135,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with separate utilities, private basement access, dedicated parking, and substantial storage.
Where is this duplex located?
The property is located at 1687 Abbott Road Buffalo, NY.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: 2,320‑square‑foot duplex on a 0.2474‑acre lot; Brick construction with 1941 build year; Two units with separate utilities and laundry
