Duplex with Studio
For Sale
$399,900
230 Michael Road, Orchard Park, NY 14127
Residential, Orchard Park, NY
Property Size2,220 SF
Lot Size0.66 Acres
Price / SF$180.14
Days on Market23
Property Features for 230 Michael Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential 2 Unit
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 2, Bathroom 1, Bedroom 1, Bathroom 2, Basement
Patio and Porch features
Deck
Interior features
SlidingGlassDoors, NaturalWoodwork
Exterior features
Deck, Fence, Pool, PrivateYard
Fencing
Fenced
Appliances
GasWaterHeater
Subdivision
Buffalo Crk Reservation
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
West Seneca
Middle school district
West Seneca
High school district
West Seneca
Directions
UNION RD OR SOUTHWESTER BLVD TO MICHAEL. BETWEEN UNION AND SOUTHWESTERN BLVD
Standard status
Active
APN
146800-153-090-0001-006-120
Size
2,220 SF
Lot size
0.66 Acres
Taxes and HOA fees
Tax Annual Amount
7300
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
all-season room
deck
above-ground pool
partially fenced yard
large shed
first-floor laundry
central air
Building Details
Year built
1947
Floors in Building
1
Number of units
2
Flooring type
Hardwood, Varies, Carpet, Tile
Building materials
Brick, CopperPlumbing
Roof type
Shingle
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 891-1710
Listed By:
Shanan King · License #10401241121
(716) 289-1191
Added: Aug 14
Changed: Sep 5
Last Checked: Sep 5 at 3:06PM
MLS# B1706754
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.
Located at 230 Michael Road in Orchard Park, this duplex includes a two-bedroom first-floor residence and a separate second-floor studio apartment. The main unit has an eat-in kitchen, living room, full bath, laundry, and an all-season room that connects to the deck. The upper unit provides a kitchen, living and sleeping area, and full bath. An additional finished room is located in the basement.
The property occupies 0.6556 acres and includes a two-car garage, large shed, partially fenced yard, deck, and above-ground pool. Improvements include central air added in 2025, granite countertops in the kitchen and bath, and updated flooring. Built in 1947, the 2,220-square-foot property uses forced-air natural-gas heat and public water. The estate-sale property is being sold as-is.
The property occupies 0.6556 acres and includes a two-car garage, large shed, partially fenced yard, deck, and above-ground pool. Improvements include central air added in 2025, granite countertops in the kitchen and bath, and updated flooring. Built in 1947, the 2,220-square-foot property uses forced-air natural-gas heat and public water. The estate-sale property is being sold as-is.
Key Highlights
- 2,220‑square‑foot duplex on 0.6556 acres
- First floor offers 2 bedrooms, full bath, eat‑in kitchen, living room, and laundry
- Separate second‑floor studio includes kitchen, living/sleeping area, and full bath
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
$14,274
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
3.57%
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%
$285,480
$285.5K
Cap Rate 7%
$203,914
$203.9K
Cap Rate 9%
$158,600
$158.6K
Market Conditions
NOI Build-Up for 2,220 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
$30.6K $13.80/SF
− Vacancy
−$10.2K −$4.61/SF
EGI
$20.4K $9.19/SF
− OpEx
−$6.1K −$2.76/SF
NOI
$14.3K $6.43/SF
Area
Erie County, NY
Vacancy
33.44%
Lease Rate
$13.80 /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%
$285,480
Cap Rate 7%
$203,914
Cap Rate 9%
$158,600
Alternative Uses
Best Use
Multifamily LT 5
$203.9K
$178.4K – $237.9K
NOI $14,274 @ 7.0% cap · market cap 3.57%
Second Best
Apartment 5plus
$183.1K
$160.2K – $213.6K
NOI $12,818 @ 7.0% cap · market cap 3.21%
Theoretical Best
Office A
$485.3K
$424.6K – $566.2K
NOI $33,971 @ 7.0% cap · market cap 8.49%
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
517
Businesses Nearby
Explore this area
Business Placement
Demographics for 14127, NY
30,565
Population
13,412
Households
2.3
Avg Household Size
46
Median Age
53%
College-Educated
98%
High-School Grad
40.7 sq mi
ZIP Area
751
Density / Sq Mi
$106,071
Median Household Income
$59,902
Median Earnings
$1,196
Median Rent
$328,700
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 - Separate living spaces offer flexible occupancy, family housing, or rental use with kitchens and full baths on both levels.
Where is this duplex located?
The property is located at 230 Michael Road Orchard Park, NY.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 2,220‑square‑foot duplex on 0.6556 acres; First floor offers 2 bedrooms, full bath, eat‑in kitchen, living room, and laundry; Separate second‑floor studio includes kitchen, living/sleeping area, and full bath
