Duplex with Turret
For Sale
$460,000
364 Potomac Avenue, Buffalo, NY 14213
Residential, Buffalo, NY
Property Size2,733 SF
Lot Size0.06 Acres
Price / SF$168.31
Days on Market46
Property Features for 364 Potomac Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
7
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 2, Bedroom 3, Bedroom 7, Bedroom 6, Bedroom 1, Basement, Bedroom 5, Bathroom 1, Bedroom 4
Parking features
Open, Garage, On Street
Patio and Porch features
Porch
Interior features
CeilingFans, Storage, ProgrammableThermostat
Appliances
GasWaterHeater
Lot features
Irregular Lot, Near Public Transit, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
Property is on the corner of Potomac and Hoyt
Subdivision
Buffalo City-140200
Standard status
Active
APN
140200-088-760-0002-028-000
Size
2,733 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
2822
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Amenities
garage
attic
Building Details
Year built
1890
Floors in Building
2
Number of units
2
Flooring type
Carpet, Vinyl, Varies
Building materials
VinylSiding, PexPlumbing
Roof type
Asphalt, Shingle
Additional Structures
Storage
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Deborah J Zych · License #30ZY0931350
(716) 818-2118
Added: Jul 15
Changed: Aug 22
Last Checked: Aug 29 at 5:06PM
MLS# B1698263
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 1890 duplex contains two residential units with a combined 2,733 square feet. The lower apartment offers three bedrooms, a breakfast bar, washer and dryer, and updated kitchen and bath finishes. The upper apartment includes four bedrooms and a distinctive rounded turret room. Both units have refreshed flooring, lighting, paint, bedroom finishes, and kitchen equipment, including quartz countertops, stainless steel refrigerators, gas ranges, dishwashers, and microwaves.
Major property improvements include the roof, electrical system, PEX plumbing, most windows, and approximately 50% of the siding. A full stand-up attic provides storage, while the rebuilt brick attached garage measures 2.5+ spaces and adds off-street parking. The property occupies a 0.062-acre corner site at Potomac Avenue and Hoyt Street in Buffalo, with public water service, natural-gas forced-air heat, and a covered porch.
Major property improvements include the roof, electrical system, PEX plumbing, most windows, and approximately 50% of the siding. A full stand-up attic provides storage, while the rebuilt brick attached garage measures 2.5+ spaces and adds off-street parking. The property occupies a 0.062-acre corner site at Potomac Avenue and Hoyt Street in Buffalo, with public water service, natural-gas forced-air heat, and a covered porch.
Key Highlights
- Duplex with 2,733 square feet and two residential units
- Lower unit has 3 bedrooms; upper unit has 4 bedrooms
- Rounded turret room in the upper apartment
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
$27,118
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
5.90%
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%
$542,360
$542.4K
Cap Rate 7%
$387,400
$387.4K
Cap Rate 9%
$301,311
$301.3K
Market Conditions
NOI Build-Up for 2,733 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
$41.0K $15.00/SF
− Vacancy
−$2.3K −$0.83/SF
EGI
$38.7K $14.17/SF
− OpEx
−$11.6K −$4.25/SF
NOI
$27.1K $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%
$542,360
Cap Rate 7%
$387,400
Cap Rate 9%
$301,311
Alternative Uses
Best Use
Multifamily LT 5
$387.4K
$339.0K – $452.0K
NOI $27,118 @ 7.0% cap · market cap 5.90%
Second Best
Apartment 5plus
$356.8K
$312.2K – $416.3K
NOI $24,978 @ 7.0% cap · market cap 5.43%
Theoretical Best
Office A
$657.2K
$575.1K – $766.8K
NOI $46,006 @ 7.0% cap · market cap 10.00%
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
1,150
Businesses Nearby
Explore this area
Business Placement
Demographics for 14213, NY
25,834
Population
11,397
Households
2.3
Avg Household Size
30
Median Age
36%
College-Educated
81%
High-School Grad
1.9 sq mi
ZIP Area
13,597
Density / Sq Mi
$52,597
Median Household Income
$36,084
Median Earnings
$1,059
Median Rent
$192,300
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 - Two residential units feature updated kitchens, refreshed baths, and separate living spaces.
Where is this duplex located?
The property is located at 364 Potomac Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $460,000.
What are key features of this property?
This property features: Duplex with 2,733 square feet and two residential units; Lower unit has 3 bedrooms; upper unit has 4 bedrooms; Rounded turret room in the upper apartment
