Duplex with Private
For Sale
$259,900
Pending
304 Northland Avenue, Buffalo, NY 14208
MULTI_FAMILY - Other - Buffalo, NY
Property Size2,288 SF
Lot Size0.09 Acres
Days on Market66
Property Features for 304 Northland Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 1, Basement, Bedroom 3, Bedroom 1, Bedroom 4, Bathroom 2, Bedroom 5, Bedroom 6
Exterior features
Balcony
Appliances
GasWaterHeater
Subdivision
Holland Land Company Surv
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Standard status
Pending
APN
140200-089-820-0004-045-000
Size
2,288 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
2060
Utilities
Heating system
Hot Water(Heating), Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Amenities
private balcony
front porch
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Flooring type
Tile, Varies, Vinyl
Building materials
AluminumSiding, PexPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 891-1710
Listed By:
Mohammed S Uddin · License #10401370001
(917) 500-9227
Added: Jun 5
Changed: Aug 1
Last Checked: Aug 9 at 3:06PM
MLS# B1688169
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.
304 Northland Avenue is a renovated duplex featuring two identical units. Each unit includes three bedrooms, a large kitchen, a living room, a dining room, and a full bathroom. The home offers a full basement and a full attic for additional storage, and the foundation is described as being in excellent condition.
Recent updates include 30-year warranty vinyl flooring throughout the home and fully renovated bathrooms in both units. Exterior improvements include a complete tear-off roof installed in 2019. Additional mechanical upgrades include newer furnaces for both units, central air conditioning in the lower unit, and 2 hot water tanks. Gas water heating is also noted.
The property provides outdoor living with a private balcony and a front porch. With public water service and an asphalt shingle roof, this two-family home is positioned for rental income or owner-occupancy that helps offset housing expenses.
Recent updates include 30-year warranty vinyl flooring throughout the home and fully renovated bathrooms in both units. Exterior improvements include a complete tear-off roof installed in 2019. Additional mechanical upgrades include newer furnaces for both units, central air conditioning in the lower unit, and 2 hot water tanks. Gas water heating is also noted.
The property provides outdoor living with a private balcony and a front porch. With public water service and an asphalt shingle roof, this two-family home is positioned for rental income or owner-occupancy that helps offset housing expenses.
Key Highlights
- Two identical units, each with three bedrooms, a full bathroom, and a kitchen
- Complete tear‑off roof installed in 2019
- Central air conditioning in the lower unit plus newer furnaces for both units
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
$22,703
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
8.74%
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%
$454,060
$454.1K
Cap Rate 7%
$324,329
$324.3K
Cap Rate 9%
$252,256
$252.3K
Market Conditions
NOI Build-Up for 2,288 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
$34.3K $15.00/SF
− Vacancy
−$1.9K −$0.83/SF
EGI
$32.4K $14.17/SF
− OpEx
−$9.7K −$4.25/SF
NOI
$22.7K $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%
$454,060
Cap Rate 7%
$324,329
Cap Rate 9%
$252,256
Alternative Uses
Best Use
Multifamily LT 5
$324.3K
$283.8K – $378.4K
NOI $22,703 @ 7.0% cap · market cap 8.74%
Second Best
Apartment 5plus
$298.7K
$261.4K – $348.5K
NOI $20,911 @ 7.0% cap · market cap 8.05%
Theoretical Best
Office A
$550.2K
$481.4K – $641.9K
NOI $38,515 @ 7.0% cap · market cap 14.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
672
Businesses Nearby
Explore this area
Business Placement
Demographics for 14208, NY
12,088
Population
5,884
Households
2.1
Avg Household Size
33
Median Age
23%
College-Educated
85%
High-School Grad
1.2 sq mi
ZIP Area
10,073
Density / Sq Mi
$46,940
Median Household Income
$23,804
Median Earnings
$932
Median Rent
$118,900
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 - Renovated 2-family duplex with private balcony, full basement and attic, and central air in the lower unit.
Where is this duplex located?
The property is located at 304 Northland Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $259,900.
What are key features of this property?
This property features: Two identical units, each with three bedrooms, a full bathroom, and a kitchen; Complete tear‑off roof installed in 2019; Central air conditioning in the lower unit plus newer furnaces for both units
