Side-by-Side Duplex with
New
For Sale
$389,900
239 Seneca Creek Road, Buffalo, NY 14224
Residential, Buffalo, NY
Property Size2,632 SF
Lot Size0.45 Acres
Price / SF$148.14
Days on Market4
Property Features for 239 Seneca Creek Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Basement, Bathroom 3, Bedroom 3, Bedroom 2, Bedroom 6, Bedroom 5, Bathroom 2, Bathroom 1, Bedroom 4, Bathroom 4, Bedroom 1
Patio and Porch features
Patio, Porch
Interior features
CeilingFans
Exterior features
Fence, Patio
Fencing
Fenced
Appliances
GasWaterHeater
Subdivision
Ebenezer Lands
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 to Seneca Creek Rd
Standard status
Active
APN
146800-135-050-0001-006-000
Size
2,632 SF
Lot size
0.45 Acres
Taxes and HOA fees
Tax Annual Amount
8022
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
central A/C
private basement with laundry hookups
concrete rear patio
storage shed
Building Details
Year built
1985
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Carpet, Varies
Building materials
VinylSiding, WoodSiding
Listing Agency:
WNY Metro Roberts Realty
(716) 559-9972
Listed By:
Ryan Burke · License #10301222154
(716) 572-2848
Added: Aug 17
Changed: Aug 20
Last Checked: Aug 20 at 12:06PM
MLS# B1707707
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 side-by-side duplex contains 2,632 square feet of living space across two three-bedroom units. Each unit includes 1.5 bathrooms, central air, a private basement with laundry hookups, and a concrete rear patio. Separate gas and electric utilities serve the units independently. The property sits on a 0.4477-acre lot and includes a 2.5-car garage, storage shed, fencing, and additional outdoor space.
The right-side unit has undergone extensive renovation, including a redesigned kitchen with quartz countertops, tiled backsplash, updated cabinetry, and stainless steel appliances. Its bathroom, flooring, carpeting, interior doors, and forced-air equipment have also been updated. The left-side unit features vinyl flooring on the first floor, stainless steel appliances, and a newer central A/C unit. The home was built in 1985 and has vinyl and wood siding, public water, natural gas heating, and some newer windows.
The right-side unit has undergone extensive renovation, including a redesigned kitchen with quartz countertops, tiled backsplash, updated cabinetry, and stainless steel appliances. Its bathroom, flooring, carpeting, interior doors, and forced-air equipment have also been updated. The left-side unit features vinyl flooring on the first floor, stainless steel appliances, and a newer central A/C unit. The home was built in 1985 and has vinyl and wood siding, public water, natural gas heating, and some newer windows.
Key Highlights
- 2,632 square feet of total living space in two side‑by‑side units
- Two 3‑bedroom units, each with 1.5 bathrooms and a private basement
- 0.4477‑acre lot with a 2.5‑car garage and storage shed
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
$26,116
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
6.70%
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%
$522,320
$522.3K
Cap Rate 7%
$373,086
$373.1K
Cap Rate 9%
$290,178
$290.2K
Market Conditions
NOI Build-Up for 2,632 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
$39.5K $15.00/SF
− Vacancy
−$2.2K −$0.83/SF
EGI
$37.3K $14.17/SF
− OpEx
−$11.2K −$4.25/SF
NOI
$26.1K $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%
$522,320
Cap Rate 7%
$373,086
Cap Rate 9%
$290,178
Alternative Uses
Best Use
Multifamily LT 5
$373.1K
$326.5K – $435.3K
NOI $26,116 @ 7.0% cap · market cap 6.70%
Second Best
Apartment 5plus
$343.6K
$300.7K – $400.9K
NOI $24,055 @ 7.0% cap · market cap 6.17%
Theoretical Best
Office A
$632.9K
$553.8K – $738.4K
NOI $44,306 @ 7.0% cap · market cap 11.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
281
Businesses Nearby
Explore this area
Business Placement
Demographics for 14224, NY
40,736
Population
19,286
Households
2.1
Avg Household Size
46
Median Age
33%
College-Educated
95%
High-School Grad
20.2 sq mi
ZIP Area
2,017
Density / Sq Mi
$76,250
Median Household Income
$49,824
Median Earnings
$1,077
Median Rent
$219,800
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 three-bedroom units offer private basements, central air, separate utilities, and outdoor areas for owner-occupant or rental use.
Where is this duplex located?
The property is located at 239 Seneca Creek Road Buffalo, NY.
What is the asking price?
The asking price for this property is $389,900.
What are key features of this property?
This property features: 2,632 square feet of total living space in two side‑by‑side units; Two 3‑bedroom units, each with 1.5 bathrooms and a private basement; 0.4477‑acre lot with a 2.5‑car garage and storage shed
