Side-by-Side Duplex with
260 S Forest Road Buffalo, NY 14221
For Sale
$447,800
MULTI_FAMILY - Other - Buffalo, NY
Property Size2,754 SF
Lot Size0.73 Acres
Price / SF$162.60
Days on Market35
Property Features for 260 S Forest Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Rooms
Bedroom 3, Basement, Bathroom 4, Bedroom 1, Bathroom 1, Bathroom 3, Bedroom 2, Bedroom 4, Bathroom 2
Parking features
Open, Garage
Patio and Porch features
Patio
Interior features
WetBar, NaturalWoodwork
Exterior features
FullyFenced, Patio
Fencing
Fenced
Fireplace
1
Appliances
GasWaterHeater
Standard status
Active
APN
142289-080-120-0002-031-000
Size
2,754 SF
Lot size
0.73 Acres
Taxes and HOA fees
Tax Annual Amount
8208
Utilities
Heating system
Zoned, Baseboard, Natural Gas
Cooling system
Zoned
Water source
Public
Building Details
Year built
1945
Floors in Building
1
Number of units
2
Flooring type
Hardwood, Carpet, Varies, Tile
Building materials
AluminumSiding, Stone, CopperPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 891-1710
Listed By:
David M Witczak · License #40WI1033093
(716) 891-1710
Added: Jun 26
Changed: Jul 29
Last Checked: Jul 30 at 1:06AM
MLS# B1693654
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 offers two large 2-bedroom units on a single lot. Each unit includes redone kitchens and bathrooms with modern finishes, and appliances stay with the property for move-in readiness. One unit provides two full bathrooms, while additional bathroom space is located in the basement. The home includes two high-efficiency boilers installed in 2020, glass block windows added in 2020, and a new patio added in 2021. Both fireplaces are fully functional, and each unit has its own individually fenced yard.
The property is located in the Williamsville School District and is described as conveniently close to colleges, shopping, dining, and major routes.
Situated on a lot of 0.731 acres and totaling 2,754 square feet, the duplex is well-maintained and designed to support straightforward owner-occupancy or rental use with separate fenced outdoor space for each unit.
The property is located in the Williamsville School District and is described as conveniently close to colleges, shopping, dining, and major routes.
Situated on a lot of 0.731 acres and totaling 2,754 square feet, the duplex is well-maintained and designed to support straightforward owner-occupancy or rental use with separate fenced outdoor space for each unit.
Key Highlights
- Side‑by‑side duplex on a single lot with two 2‑bedroom units
- Updates include completely redone kitchens and bathrooms in both units, with appliances staying with the property
- Two high‑efficiency boilers installed in 2020
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $41.3k | $15.00 |
| − Vacancy | −$2.3k | −$0.83 |
| EGI | $39.0k | $14.17 |
| − OpEx | −$11.7k | −$4.25 |
| NOI | $27.3k | $9.92 |
2,754 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$390.4K
$341.6K – $455.5K
NOI $27,327 @ 7.0% cap · market cap 6.10%
Second Best
Apartment 5plus
$359.6K
$314.6K – $419.5K
NOI $25,170 @ 7.0% cap · market cap 5.62%
Theoretical Best
Office A
$662.3K
$579.5K – $772.7K
NOI $46,360 @ 7.0% cap · market cap 10.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Duplex - Side-by-side duplex with two 2-bedroom units, updated kitchens and bathrooms, and appliances included.
Where is this duplex located?
The property is located at 260 S Forest Road Buffalo, NY.
What is the asking price?
The asking price for this property is $447,800.
What are key features of this property?
This property features: Side‑by‑side duplex on a single lot with two 2‑bedroom units; Updates include completely redone kitchens and bathrooms in both units, with appliances staying with the property; Two high‑efficiency boilers installed in 2020
