Duplex with Attached Two-Car
For Sale
$250,000
Pending
50 Amana Place, Buffalo, NY 14224
Residential, Buffalo, NY
Property Size1,664 SF
Lot Size0.16 Acres
Days on Market61
Property Features for 50 Amana Place
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bathroom 1, Bedroom 3, Bedroom 4, Bedroom 2, Basement
Appliances
GasWaterHeater
Subdivision
Lower Ebenezer
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
West Seneca
Middle school district
West Seneca
High school district
West Seneca
Directions
Ebenezer to Amana
Standard status
Pending
APN
146800-134-200-0007-006-000
Size
1,664 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Annual Amount
5364
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1965
Floors in Building
2
Number of units
2
Flooring type
Varies, Carpet, Tile, Laminate, Vinyl, Hardwood
Building materials
Brick, Frame
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Timothy E Knop · License #10401239836
(716) 983-7409
Added: Jun 30
Changed: Aug 22
Last Checked: Aug 29 at 5:06PM
MLS# B1690613
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 1,664-square-foot duplex contains two residential units and is currently occupied under month-to-month leases. The property combines brick and frame construction with forced-air, natural-gas heating, public water service, and varied flooring that includes carpet, tile, laminate, vinyl, and hardwood. A partially finished basement adds usable interior space.
The 0.1607-acre lot includes a double-wide driveway for off-street parking and an attached two-car garage for parking or storage. Built in 1965, the property is located on Amana Place in Buffalo, within Erie County. Southgate Plaza, restaurants, shopping, and everyday amenities are described as being minutes away.
The 0.1607-acre lot includes a double-wide driveway for off-street parking and an attached two-car garage for parking or storage. Built in 1965, the property is located on Amana Place in Buffalo, within Erie County. Southgate Plaza, restaurants, shopping, and everyday amenities are described as being minutes away.
Key Highlights
- Two‑unit duplex with 1,664 square feet of property size
- Current tenant occupancy with month‑to‑month leases
- Attached two‑car garage plus double‑wide driveway
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
$16,511
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
6.60%
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%
$330,220
$330.2K
Cap Rate 7%
$235,871
$235.9K
Cap Rate 9%
$183,456
$183.5K
Market Conditions
NOI Build-Up for 1,664 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
$25.0K $15.00/SF
− Vacancy
−$1.4K −$0.83/SF
EGI
$23.6K $14.17/SF
− OpEx
−$7.1K −$4.25/SF
NOI
$16.5K $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%
$330,220
Cap Rate 7%
$235,871
Cap Rate 9%
$183,456
Alternative Uses
Best Use
Multifamily LT 5
$235.9K
$206.4K – $275.2K
NOI $16,511 @ 7.0% cap · market cap 6.60%
Second Best
Apartment 5plus
$217.3K
$190.1K – $253.5K
NOI $15,208 @ 7.0% cap · market cap 6.08%
Theoretical Best
Office A
$400.2K
$350.1K – $466.9K
NOI $28,011 @ 7.0% cap · market cap 11.20%
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
756
Businesses Nearby
Explore this area
Business Placement
Demographics for 14224, NY
40,736
Population
19,286
Households
2.1
Avg Household Size
46
Median Age
33%
College-Educated
95%
High-School Grad
20.2 sq mi
ZIP Area
2,017
Density / Sq Mi
$76,250
Median Household Income
$49,824
Median Earnings
$1,077
Median Rent
$219,800
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 - Tenant-occupied two-unit property with month-to-month leases, off-street parking, and a partially finished basement.
Where is this duplex located?
The property is located at 50 Amana Place Buffalo, NY.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,664 square feet of property size; Current tenant occupancy with month‑to‑month leases; Attached two‑car garage plus double‑wide driveway
