Renovated Side-by-Side
For Sale
$264,900
352 Davidson Avenue, Buffalo, NY 14215
Residential, Buffalo, NY
Property Size2,147 SF
Lot Size0.11 Acres
Price / SF$123.38
Days on Market69
Property Features for 352 Davidson Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Basement, Bathroom 2
Parking features
Garage
Patio and Porch features
Porch
Interior features
Attic
Appliances
GasWaterHeater
Subdivision
Holland Land Company's Su
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
Eggert Rd to Davidson Ave, Or Eggert Rd to Janet St
Standard status
Active
APN
140200-090-350-0003-019-000
Size
2,147 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
1552
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1949
Floors in Building
2
Number of units
2
Flooring type
Tile, Vinyl, Varies
Building materials
AluminumSiding, Brick
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
MD Zahid Al Mamun · License #10401401589
(347) 357-4253
Added: Jun 13
Changed: Aug 20
Last Checked: Aug 20 at 5:06AM
MLS# B1690474
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 duplex offers 2,147 square feet with four bedrooms and two bathrooms. The interior has been refreshed with new vinyl flooring, fresh paint, an updated kitchen, and renovated bathrooms. A finished attic adds bonus living space, while the full finished basement provides additional room for storage, recreation, or other uses. The property also includes a gas water heater, forced-air natural gas heating, aluminum and brick exterior materials, and a mix of vinyl and tile flooring.
Situated at 352 Davidson Avenue in Buffalo, the property occupies a 0.1061-acre lot. Exterior features include a garage, porch, driveway, and backyard. Public water serves the property, which was built in 1949.
Situated at 352 Davidson Avenue in Buffalo, the property occupies a 0.1061-acre lot. Exterior features include a garage, porch, driveway, and backyard. Public water serves the property, which was built in 1949.
Key Highlights
- Side‑by‑side duplex with 2,147 square feet
- Four bedrooms and two bathrooms
- Finished attic plus full finished basement
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
$21,304
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
8.04%
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%
$426,080
$426.1K
Cap Rate 7%
$304,343
$304.3K
Cap Rate 9%
$236,711
$236.7K
Market Conditions
NOI Build-Up for 2,147 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
$32.2K $15.00/SF
− Vacancy
−$1.8K −$0.83/SF
EGI
$30.4K $14.17/SF
− OpEx
−$9.1K −$4.25/SF
NOI
$21.3K $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%
$426,080
Cap Rate 7%
$304,343
Cap Rate 9%
$236,711
Alternative Uses
Best Use
Multifamily LT 5
$304.3K
$266.3K – $355.1K
NOI $21,304 @ 7.0% cap · market cap 8.04%
Second Best
Apartment 5plus
$280.3K
$245.3K – $327.0K
NOI $19,622 @ 7.0% cap · market cap 7.41%
Theoretical Best
Office A
$516.3K
$451.8K – $602.4K
NOI $36,142 @ 7.0% cap · market cap 13.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
354
Businesses Nearby
Explore this area
Business Placement
Demographics for 14215, NY
42,447
Population
19,203
Households
2.2
Avg Household Size
33
Median Age
19%
College-Educated
87%
High-School Grad
4.8 sq mi
ZIP Area
8,843
Density / Sq Mi
$43,326
Median Household Income
$29,204
Median Earnings
$993
Median Rent
$102,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Updated duplex with finished attic and basement areas, a garage, porch, and backyard space.
Where is this duplex located?
The property is located at 352 Davidson Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $264,900.
What are key features of this property?
This property features: Side‑by‑side duplex with 2,147 square feet; Four bedrooms and two bathrooms; Finished attic plus full finished basement
