Two-Unit Duplex with Two-Car
New
For Sale
$399,900
34 Cunard Road, Buffalo, NY 14216
MULTI_FAMILY - Other - Buffalo, NY
Property Size2,966 SF
Lot Size0.11 Acres
Price / SF$134.83
Days on Market3
Property Features for 34 Cunard Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 3, Bedroom 2, Bedroom 1, Basement, Bedroom 6, Bedroom 4, Bathroom 1, Bedroom 5
Parking features
Garage
Patio and Porch features
Porch
Interior features
CeilingFans, NaturalWoodwork
Exterior features
Balcony, FullyFenced
Fencing
Fenced
Appliances
GasWaterHeater
Subdivision
Colvin Park
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Standard status
Active
APN
140200-078-580-0004-008-000
Size
2,966 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
3750
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Amenities
central A/C
brick gas fireplaces
built-in bookcases
bay window
fenced yard
Building Details
Year built
1915
Floors in Building
2
Number of units
2
Flooring type
Laminate, Tile, Varies, Hardwood
Building materials
Brick, VinylSiding, CopperPlumbing
Roof type
Metal
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 875-2211
Listed By:
Susan L Mecca · License #10401232868
(716) 407-0373
Added: Aug 7
Changed: Aug 8
Last Checked: Aug 9 at 11:06AM
MLS# B1705327
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 1915 duplex contains two 3-bedroom, 1-bath units within a 2,966-square-foot property on 0.11 acres. Original character includes natural woodwork, built-in bookcases, brick gas fireplaces, and hardwood flooring. The lower unit adds a converted porch with a bay window, central A/C, an eat-in kitchen, and a refreshed bathroom. The upper unit features refinished hardwood floors, fresh paint, and a refinished tub. Both units have new furnaces and newer windows.
A front foyer provides separate unit entrances, complemented by a side entrance. Additional property features include a full attic, full basement, metal roof, fully fenced yard, double-wide driveway, and two-car garage. Public water serves the property, with brick, vinyl siding, and copper plumbing among the reported construction materials.
Located in North Buffalo at 34 Cunard Road, the property is near the restaurants, boutique shops, cafes, and nightlife associated with Hertel Avenue. The layout supports either owner occupancy with rental income or continued multifamily use.
A front foyer provides separate unit entrances, complemented by a side entrance. Additional property features include a full attic, full basement, metal roof, fully fenced yard, double-wide driveway, and two-car garage. Public water serves the property, with brick, vinyl siding, and copper plumbing among the reported construction materials.
Located in North Buffalo at 34 Cunard Road, the property is near the restaurants, boutique shops, cafes, and nightlife associated with Hertel Avenue. The layout supports either owner occupancy with rental income or continued multifamily use.
Key Highlights
- Two 3‑bedroom, 1‑bath units in a 2,966‑square‑foot duplex
- 1915 construction with natural woodwork, built‑ins, and brick gas fireplaces
- New furnaces in both units and newer windows
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
$29,430
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
7.36%
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%
$588,600
$588.6K
Cap Rate 7%
$420,429
$420.4K
Cap Rate 9%
$327,000
$327.0K
Market Conditions
NOI Build-Up for 2,966 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
$44.5K $15.00/SF
− Vacancy
−$2.4K −$0.83/SF
EGI
$42.0K $14.17/SF
− OpEx
−$12.6K −$4.25/SF
NOI
$29.4K $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%
$588,600
Cap Rate 7%
$420,429
Cap Rate 9%
$327,000
Alternative Uses
Best Use
Multifamily LT 5
$420.4K
$367.9K – $490.5K
NOI $29,430 @ 7.0% cap · market cap 7.36%
Second Best
Apartment 5plus
$387.2K
$338.8K – $451.8K
NOI $27,107 @ 7.0% cap · market cap 6.78%
Theoretical Best
Office A
$713.3K
$624.1K – $832.1K
NOI $49,928 @ 7.0% cap · market cap 12.49%
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
800
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 - Updated two-family property with separate entrances, natural woodwork, and flexible space for owner occupancy or rental use.
Where is this duplex located?
The property is located at 34 Cunard Road Buffalo, NY.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Two 3‑bedroom, 1‑bath units in a 2,966‑square‑foot duplex; 1915 construction with natural woodwork, built‑ins, and brick gas fireplaces; New furnaces in both units and newer windows
