28 Geary Street Buffalo, NY 14210
MULTI_FAMILY - Other - Buffalo, NY
Property Features for 28 Geary Street
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 6
- Bathrooms
- 2
- Rooms
- Bathroom 2, Basement, Bedroom 2, Bathroom 1, Bedroom 6, Bedroom 4, Bedroom 3, Bedroom 1, Bedroom 5
- Patio and Porch features
- Porch
- Interior features
- CeilingFans, NaturalWoodwork, ProgrammableThermostat
- Exterior features
- Balcony
- Fireplace
- 1
- Appliances
- GasWaterHeater
- Standard status
- Active
- APN
- 140200-123-810-0010-030-000
- Size
- 2,226 SF
- Lot size
- 0.08 Acres
Taxes and HOA fees
- Tax Annual Amount
- 2171
Utilities
- Heating system
- Natural Gas, Forced Air
- Water source
- Public
Building Details
- Year built
- 1900
- Floors in Building
- 2
- Number of units
- 2
- Flooring type
- Hardwood, Carpet, Tile, Vinyl, Varies
- Building materials
- VinylSiding, CopperPlumbing
- Roof type
- Metal
- Architectural style
- Other
Listing agent Joshua James License #10301210944 (716) 697-3280
Listing office Keller Williams Realty WNY 5500 Main St. Ste. 108, Williamsville, NY (716) 832-3300
Listing date Jun 26, 2026
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.
The property includes a one-car detached garage for storage, plus a fenced, private backyard. Separate utilities and laundry hookups support day-to-day convenience, along with off-street parking. The home is described as steps from Cazenovia Creek and Park, with downtown reportedly about seven minutes away, and it is positioned near schools, local shops, and entertainment.
Recent improvements include a metal roof and gutters, with some windows updated in 2020. The lower high-efficiency furnace was installed in 2019, the upper hot water tank in 2018, and newer electric services are noted. This configuration can work well for owner-occupants seeking rental income support or for investors looking for a duplex with distinct living space across two levels.
Key Highlights
- Spacious 3/3 double in Buffalo’s South Buffalo area
- Metal roof and gutters; some windows updated in 2020
- Lower high‑efficiency furnace (2019) and upper gas water heater (2018)
Local 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 | $33.4k | $15.00 |
| − Vacancy | −$1.8k | −$0.83 |
| EGI | $31.6k | $14.17 |
| − OpEx | −$9.5k | −$4.25 |
| NOI | $22.1k | $9.92 |
