Side-by-Side Duplex with
For Sale
$229,900
4493 Union Road, Buffalo, NY 14225
Residential, Buffalo, NY
Property Size1,560 SF
Lot Size0.14 Acres
Price / SF$147.37
Days on Market30
Property Features for 4493 Union Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential 2 Unit
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 2, Bedroom 4, Bedroom 3, Bedroom 1, Basement, Bathroom 1
Parking features
Open
Interior features
CeilingFans
Appliances
GasWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot
Middle school
Maryvale Middle
High school
Maryvale High
Elementary school district
Maryvale
Middle school district
Maryvale
High school district
Maryvale
Directions
Head north on Union Road from Maryvale Road, the house will be on your right.
Subdivision
Cheektowaga-143089
Standard status
Active
APN
143089-091-120-0002-005-000
Size
1,560 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Annual Amount
4935
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Amenities
laundry hookups
Building Details
Year built
1944
Floors in Building
2
Number of units
2
Flooring type
Carpet, Vinyl, Varies, Laminate
Building materials
CompositeSiding, CopperPlumbing
Roof type
Shingle
Architectural style
Other
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Joshua James · License #10301210944
(716) 697-3280
Added: Jul 31
Changed: Aug 22
Last Checked: Aug 29 at 5:06PM
MLS# B1701615
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 1,560-square-foot duplex contains two side-by-side residential units and was built in 1944. The right apartment has been renovated with a bright kitchen featuring wood cabinetry, laminate flooring, and updated counters, along with a living room with new carpet and a bathroom with tile flooring and a tile shower surround. The left apartment includes an attractive kitchen, laminate flooring, and an established tenant who would like to remain.
The property sits on 0.14 acres and includes a detached two-car garage, backyard space, rear parking, separate utilities, and laundry hookups. Located at 4493 Union Road in Buffalo, the property is near the Village of Williamsville, the 33, local shops, Galleria Mall, entertainment, and the Maryvale School District. Updates include paint in 2025, electrical work in 2018, a left-unit hot water tank installed in 2021, and some newer windows.
The property sits on 0.14 acres and includes a detached two-car garage, backyard space, rear parking, separate utilities, and laundry hookups. Located at 4493 Union Road in Buffalo, the property is near the Village of Williamsville, the 33, local shops, Galleria Mall, entertainment, and the Maryvale School District. Updates include paint in 2025, electrical work in 2018, a left-unit hot water tank installed in 2021, and some newer windows.
Key Highlights
- Two‑unit side‑by‑side duplex with 1,560 square feet
- 0.14‑acre lot with backyard space and additional rear parking
- Detached two‑car garage for storage
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
$15,479
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
6.73%
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%
$309,580
$309.6K
Cap Rate 7%
$221,129
$221.1K
Cap Rate 9%
$171,989
$172.0K
Market Conditions
NOI Build-Up for 1,560 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
$23.4K $15.00/SF
− Vacancy
−$1.3K −$0.83/SF
EGI
$22.1K $14.17/SF
− OpEx
−$6.6K −$4.25/SF
NOI
$15.5K $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%
$309,580
Cap Rate 7%
$221,129
Cap Rate 9%
$171,989
Alternative Uses
Best Use
Multifamily LT 5
$221.1K
$193.5K – $258.0K
NOI $15,479 @ 7.0% cap · market cap 6.73%
Second Best
Apartment 5plus
$203.7K
$178.2K – $237.6K
NOI $14,257 @ 7.0% cap · market cap 6.20%
Theoretical Best
Office A
$375.1K
$328.3K – $437.7K
NOI $26,260 @ 7.0% cap · market cap 11.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
429
Businesses Nearby
Explore this area
Business Placement
Demographics for 14225, NY
34,066
Population
16,253
Households
2.1
Avg Household Size
41
Median Age
29%
College-Educated
93%
High-School Grad
11.5 sq mi
ZIP Area
2,962
Density / Sq Mi
$65,562
Median Household Income
$44,408
Median Earnings
$937
Median Rent
$154,500
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-unit income property with separate utilities, laundry hookups, a renovated apartment, and additional rear parking.
Where is this duplex located?
The property is located at 4493 Union Road Buffalo, NY.
What is the asking price?
The asking price for this property is $229,900.
What are key features of this property?
This property features: Two‑unit side‑by‑side duplex with 1,560 square feet; 0.14‑acre lot with backyard space and additional rear parking; Detached two‑car garage for storage
