Three-Bedroom Duplex with
For Sale
$385,000
Pending
285 Hartwell Road, Buffalo, NY 14216
Residential, Buffalo, NY
Property Size2,675 SF
Lot Size0.09 Acres
Days on Market61
Property Features for 285 Hartwell Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bedroom 3, Bedroom 2, Bedroom 6, Bedroom 5, Bathroom 2, Bathroom 1, Bedroom 4, Bedroom 1
Parking features
Open
Exterior features
Balcony, FullyFenced
Fencing
Fenced
Appliances
GasWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
From Hertel, head east on Tacoma, make a left onto Virgil, and another left onto Hartwell (One way street). House will be on left hand side.
Subdivision
Buffalo City-140200
Standard status
Pending
APN
140200-078-550-0002-020-000
Size
2,675 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
3181
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
decorative fireplace
built-in shelving
original arched entryway
large private front balcony
fully fenced-in backyard
patio space
30-panel solar system
Building Details
Year built
1931
Floors in Building
2
Number of units
2
Flooring type
Tile, Laminate, Hardwood, Carpet, Varies
Building materials
Brick, CompositeSiding, CopperPlumbing
Roof type
Flat, Asphalt
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Andrew J Marlinski · License #10401244569
(716) 392-6592
Added: Jun 22
Changed: Aug 20
Last Checked: Aug 21 at 2:06AM
MLS# B1692541
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 1931 brick and composite-sided duplex contains 2,675 square feet across two residential units, with three bedrooms and one full bathroom in each. The lower residence includes hardwood flooring, a living room with decorative fireplace and built-in shelving, a formal dining room, and an arched passage between the main living areas. The upper unit has updated flooring and a private front balcony. Replacement windows are installed throughout, while heating is provided by natural-gas forced-air furnaces from 2009 and 2013.
The 0.0926-acre parcel includes a fully fenced backyard with patio space, a long concrete driveway, and a 2-car garage. Additional improvements include an asphalt architectural shingle roof dated 09/17, an owned 30-panel solar system installed in 2019, and a sump pump replaced in 2024. The property is located in Buffalo’s North Buffalo area near Hertel Avenue, Delaware Park, the Buffalo Zoo, and the North Buffalo Ice Rink.
The 0.0926-acre parcel includes a fully fenced backyard with patio space, a long concrete driveway, and a 2-car garage. Additional improvements include an asphalt architectural shingle roof dated 09/17, an owned 30-panel solar system installed in 2019, and a sump pump replaced in 2024. The property is located in Buffalo’s North Buffalo area near Hertel Avenue, Delaware Park, the Buffalo Zoo, and the North Buffalo Ice Rink.
Key Highlights
- Duplex with two 3‑bedroom, 1‑bathroom units and 2,675 square feet of living space
- Owned 30‑panel solar system installed in 2019
- 2‑car garage, concrete driveway, and fenced backyard with patio area
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
$26,543
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
6.89%
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%
$530,860
$530.9K
Cap Rate 7%
$379,186
$379.2K
Cap Rate 9%
$294,922
$294.9K
Market Conditions
NOI Build-Up for 2,675 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
$40.1K $15.00/SF
− Vacancy
−$2.2K −$0.83/SF
EGI
$37.9K $14.17/SF
− OpEx
−$11.4K −$4.25/SF
NOI
$26.5K $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%
$530,860
Cap Rate 7%
$379,186
Cap Rate 9%
$294,922
Alternative Uses
Best Use
Multifamily LT 5
$379.2K
$331.8K – $442.4K
NOI $26,543 @ 7.0% cap · market cap 6.89%
Second Best
Apartment 5plus
$349.3K
$305.6K – $407.5K
NOI $24,448 @ 7.0% cap · market cap 6.35%
Theoretical Best
Office A
$643.3K
$562.9K – $750.5K
NOI $45,030 @ 7.0% cap · market cap 11.70%
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
1,233
Businesses Nearby
Explore this area
Business Placement
Demographics for 14216, NY
22,979
Population
12,773
Households
1.8
Avg Household Size
37
Median Age
54%
College-Educated
94%
High-School Grad
2.8 sq mi
ZIP Area
8,207
Density / Sq Mi
$70,260
Median Household Income
$47,823
Median Earnings
$1,152
Median Rent
$260,700
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 - Two residential units provide owner-occupancy flexibility, private outdoor space, and off-street parking.
Where is this duplex located?
The property is located at 285 Hartwell Road Buffalo, NY.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: Duplex with two 3‑bedroom, 1‑bathroom units and 2,675 square feet of living space; Owned 30‑panel solar system installed in 2019; 2‑car garage, concrete driveway, and fenced backyard with patio area
