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    285 West Ave Buffalo, NY 14201

    View on Map
    Sponsored
    Pending
    $299,999

    MULTI_FAMILY - Other - Buffalo, NY

    Property size:
    2,544 SF
    Lot size:
    0.12 Acres
    Days on Market:
    4
    Last Refresh:
    Mar 28 at 11:06 pm

    Property Features for 285 West Ave

    General Information

    Special listing conditions
    Standard
    Property type
    Residential Multi Family
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Pending
    Window features
    Drapes
    Rooms
    Bedroom 4, Basement, Bathroom 1, Bathroom 3, Bedroom 3, Bedroom 1, Bedroom 2, Bathroom 2
    Bedrooms
    4
    Bathrooms
    3
    APN
    140200-099-760-0009-028-000
    Patio and Porch features
    Porch, Deck
    Interior features
    CeilingFans, Storage, WindowTreatments, ProgrammableThermostat
    Exterior features
    Awnings, Deck, FullyFenced
    Fencing
    Fenced
    Appliances
    GasWaterHeater
    Size
    2,544 SF
    Lot size
    0.12 Acres

    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
    Vinyl, Carpet, Laminate, Hardwood, Varies
    Building materials
    VinylSiding, CopperPlumbing
    Roof type
    Shingle
    Architectural style
    Other
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Jay Herlan

    Keller Williams Realty Lancaster

    Listing agent Jay Herlan License #10301217311

    Listing date Mar 25, 2026

    MLS# B1666908

    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.

    Learn more

    Property Insight Report

    Overview

    Westside Duplex: Investment Opportunity

    Located in Buffalo, this two-unit home on West Avenue presents an investment or owner-occupant opportunity. The property features a two-bedroom, one-full-bath unit upstairs, which has been completely renovated with modern updates. The lower unit includes two bedrooms, one and a half baths, and a bonus room suitable for an office or additional bedroom. The lower unit has hardwood floors hidden under the carpet. Appliances, including washers and dryers in each unit, are included with the property. The property has vinyl siding and a roof that is only 3 years old. Furnaces were installed in 2017 and 2003, and hot water tanks were installed in 2019 and 2017. Newer 100 AMP electrical panels serve each unit. The property includes a private driveway, a detached garage, a fully fenced backyard, and a covered patio. The full basement and full attic provide extra storage space. Situated on a lot of approximately 0.1197 acres, the property offers a total of 2544 square feet of living space. The property is located in Erie County.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Hair Salon Dental Office Nail Salon Food Market Gym & Fitness Center Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Buffalo
    County
    Erie
    State
    New York
    Longitude
    -78.885699
    Latitude
    42.900444

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    FAQs

    What type of property is this?
    Duplex - Well-maintained two-unit home in Buffalo's Lower Westside neighborhood.
    Where is this duplex located?
    The property is located at 285 West Ave Buffalo, NY.
    What is the asking price?
    The asking price for this property is $299,999.
    What are key features of this property?
    This property features: - Well-maintained two-unit home ideal for investment or owner-occupancy.; - Upper unit is completely renovated and move-in ready.; - Includes a private driveway with a detached garage and a fully fenced backyard with covered patio.
    (716) 417-5285
    Request Owner's contact information
    285 West Ave Buffalo, NY 14201
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    Buffalo, NY 14201
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    285 West Ave Buffalo, NY 14201
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    We can help!
    Listing Contact
    Jay Herlan
    Real Estate License ID: 10301217311
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