Side-by-Side Four-Unit
32 Curwood Court Tonawanda, NY 14150
32 Curwood Court, Tonawanda, NY, 14150
$329,900
For Sale
$329,900
MULTI_FAMILY - Other - Tonawanda, NY
Property Size3,536 SF
Lot Size0.24 Acres
Price / SF$93.30
Days on Market114
Property Features for 32 Curwood Court
General Information
- Property type
- Residential Multi Family
- Property subtype
- Duplex
- Bedrooms
- 8
- Bathrooms
- 4
- Rooms
- Bedroom 4, Bedroom 8, Bedroom 1, Bathroom 4, Bedroom 7, Bedroom 6, Bathroom 3, Bathroom 2, Bedroom 5, Bathroom 1, Bedroom 3, Bedroom 2
- Patio and Porch features
- Porch
- Interior features
- PullDownAtticStairs
- Exterior features
- Awnings, PrivateYard
- Appliances
- GasWaterHeater
- Standard status
- Active
- APN
- 146489-065-270-0001-022-000
- Size
- 3,536 SF
- Lot size
- 0.24 Acres
Taxes and HOA fees
- Tax Annual Amount
- 4847
Utilities
- Heating system
- Natural Gas, Forced Air
- Water source
- Public
Building Details
- Year built
- 1945
- Floors in Building
- 2
- Number of units
- 4
- Flooring type
- Laminate, Vinyl, Tile, Varies
- Building materials
- VinylSiding, PexPlumbing
- Roof type
- Shingle, Asphalt
- Architectural style
- Other
Listing agency
WNY Metro Roberts Realty
(716) 646-6400
Listed by
Sonya L Jindra · License #10301223077
(716) 308-4474
Added: Apr 1 Updated: Jul 18 at 9:55AM Checked: Jul 23 at 3:06AM
MLS# B1669835
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 four-unit duplex offers consistent two-level layouts in each unit. On the main level, units feature an eat-in kitchen, a living room, and a utility room, while the upper level includes two bedrooms and one full bath. All units include back porches overlooking a large, private backyard with no rear neighbors, and the property has some cosmetic updates throughout.
The duplex is located in the Town of Tonawanda within the Ken-Ton School District. Three of the four units are currently vacant, providing flexibility for a new owner to tailor occupancy plans. Each unit has separate mechanicals, including furnaces and hot water tanks that are approximately 6 years old.
With three units available for occupancy, this property can work well for investors looking to bring multiple units online, or for owner-occupants who want to live in one unit while renting the remaining units. The current vacancy also offers an opportunity to update and customize the ready units within an established residential income building.
The duplex is located in the Town of Tonawanda within the Ken-Ton School District. Three of the four units are currently vacant, providing flexibility for a new owner to tailor occupancy plans. Each unit has separate mechanicals, including furnaces and hot water tanks that are approximately 6 years old.
With three units available for occupancy, this property can work well for investors looking to bring multiple units online, or for owner-occupants who want to live in one unit while renting the remaining units. The current vacancy also offers an opportunity to update and customize the ready units within an established residential income building.
Key Highlights
- Side‑by‑side 4‑unit duplex in the Town of Tonawanda (Ken‑Ton School District)
- Each unit has an eat‑in kitchen, living room, utility room, and upstairs layout with 2 bedrooms and 1 full bath
- 3 of 4 units are currently vacant, offering flexibility for a new owner
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 | $48.8k | $13.80 |
| − Vacancy | −$16.3k | −$4.61 |
| EGI | $32.5k | $9.19 |
| − OpEx | −$9.7k | −$2.76 |
| NOI | $22.7k | $6.43 |
3,536 SF · lease $13.80/SF/yr · vacancy 33.44% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$324.8K
$284.2K – $378.9K
NOI $22,735 @ 7.0% cap · market cap 6.89%
Second Best
Apartment 5plus
$291.7K
$255.2K – $340.3K
NOI $20,416 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$773.0K
$676.4K – $901.8K
NOI $54,109 @ 7.0% cap · market cap 16.40%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Quadplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Quadplex - Four unit duplex with two-story layouts, separate heating systems, and a private backyard with porches.
Where is this quadplex located?
The property is located at 32 Curwood Court Tonawanda, NY.
What is the asking price?
The asking price for this property is $329,900.
What are key features of this property?
This property features: Side‑by‑side 4‑unit duplex in the Town of Tonawanda (Ken‑Ton School District); Each unit has an eat‑in kitchen, living room, utility room, and upstairs layout with 2 bedrooms and 1 full bath; 3 of 4 units are currently vacant, offering flexibility for a new owner
