Triplex With Separate
For Sale
$245,000
Pending
239 Roesch Avenue, Buffalo, NY 14207
Residential, Buffalo, NY
Property Size2,380 SF
Lot Size0.07 Acres
Days on Market57
Property Features for 239 Roesch Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
7
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bedroom 1, Bathroom 2, Basement, Bedroom 6, Bathroom 3, Bedroom 5, Bathroom 4, Bedroom 2, Bedroom 7, Bedroom 4, Bathroom 1, Bedroom 3
Parking features
Open
Exterior features
Balcony, Fence
Fencing
Fenced
Appliances
GasWaterHeater
Subdivision
Jones
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
Tonawanda Street to Roesch, between Elgas and Rosedale.
Standard status
Pending
APN
140200-077-330-0004-007-000
Size
2,380 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Annual Amount
2389
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Amenities
central air conditioning
high efficiency furnaces
pergola
partially fenced yard
Building Details
Year built
1920
Floors in Building
2
Number of units
3
Flooring type
Hardwood, Varies, Tile, Carpet, Laminate
Building materials
CompositeSiding, Stone, CopperPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Gurney Becker & Bourne
(716) 849-1234
Listed By:
Christian L Reitler · License #10401290363
(716) 435-0908
Added: Jun 25
Changed: Aug 19
Last Checked: Aug 20 at 1:06AM
MLS# B1689204
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 Riverside three-unit triplex is arranged to provide fully separate utilities. The front portion is a two-story, two-bedroom, one-and-a-half-bath owner’s unit, while the rear offers two separate two-bedroom, one-bath apartments. The owner’s unit includes an updated kitchen with a gas stove, dishwasher, and French door refrigerator, ceramic tile flooring, and butcherblock countertops. Living spaces feature hardwood flooring, newer windows, and natural light, with French doors leading to the living room. Upstairs, you’ll find two bedrooms plus an office/flex room and a full bath.
All three units have central air conditioning and newer high-efficiency furnaces. The property includes a large partially fenced yard with a grape-covered pergola sitting area, plenty of parking, and a three-car garage. Construction materials include composite siding, stone, and copper plumbing, with an asphalt roof and public water.
Showings begin 6/26, with negotiations beginning Tuesday, July 7th at noon.
All three units have central air conditioning and newer high-efficiency furnaces. The property includes a large partially fenced yard with a grape-covered pergola sitting area, plenty of parking, and a three-car garage. Construction materials include composite siding, stone, and copper plumbing, with an asphalt roof and public water.
Showings begin 6/26, with negotiations beginning Tuesday, July 7th at noon.
Key Highlights
- Fully separate utilities for all three units
- Central air in every unit plus newer high‑efficiency furnaces
- Front owner’s unit is two‑story with two bedrooms and one‑and‑a‑half baths
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
$21,752
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
8.88%
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%
$435,040
$435.0K
Cap Rate 7%
$310,743
$310.7K
Cap Rate 9%
$241,689
$241.7K
Market Conditions
NOI Build-Up for 2,380 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
$41.4K $17.40/SF
− Vacancy
−$1.9K −$0.78/SF
EGI
$39.5K $16.62/SF
− OpEx
−$17.8K −$7.48/SF
NOI
$21.8K $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%
$435,040
Cap Rate 7%
$310,743
Cap Rate 9%
$241,689
Alternative Uses
Best Use
Multifamily LT 5
$337.4K
$295.2K – $393.6K
NOI $23,616 @ 7.0% cap · market cap 9.64%
Second Best
Apartment 5plus
$310.7K
$271.9K – $362.5K
NOI $21,752 @ 7.0% cap · market cap 8.88%
Theoretical Best
Office A
$572.3K
$500.8K – $667.7K
NOI $40,064 @ 7.0% cap · market cap 16.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
477
Businesses Nearby
Explore this area
Business Placement
Demographics for 14207, NY
26,006
Population
11,317
Households
2.3
Avg Household Size
32
Median Age
19%
College-Educated
79%
High-School Grad
3.9 sq mi
ZIP Area
6,668
Density / Sq Mi
$38,951
Median Household Income
$33,851
Median Earnings
$943
Median Rent
$111,200
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?
Triplex - Three-unit triplex featuring fully separate utilities, central air, newer high-efficiency furnaces, and a large fenced yard with parking.
Where is this triplex located?
The property is located at 239 Roesch Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $245,000.
What are key features of this property?
This property features: Fully separate utilities for all three units; Central air in every unit plus newer high‑efficiency furnaces; Front owner’s unit is two‑story with two bedrooms and one‑and‑a‑half baths
