Two-Unit Duplex with Detached
For Sale
$269,000
539 Plymouth Avenue, Buffalo, NY 14213
Residential, Buffalo, NY
Property Size2,360 SF
Lot Size0.10 Acres
Price / SF$113.98
Days on Market146
Property Features for 539 Plymouth Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential 2 Unit
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Basement, Bedroom 2, Bathroom 1, Bedroom 1, Bathroom 2
Parking features
Garage
Security features
Security
Interior features
Attic, CeilingFans, BedroomOnMainLevel
Exterior features
FullyFenced
Fencing
Fenced
Fireplace
1
Appliances
ElectricWaterHeater, GasWaterHeater, WaterSoftenerOwned
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
Massachusetts Ave, right on Plymouth Ave.
Subdivision
Buffalo City-140200
Standard status
Active
APN
140200-099-500-0003-047-000
Size
2,360 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Annual Amount
2268
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1910
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Varies, Hardwood, Tile, Carpet
Building materials
Frame, Stone
Roof type
Asphalt
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 559-9972
Listed By:
Sandra E DeVargas · License #10301214054
(716) 316-1629
Added: Apr 21
Changed: Sep 12
Last Checked: Sep 13 at 6:06AM
MLS# B1675003
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 1910 duplex contains 2,360 square feet on a 0.0956-acre lot. The main residence includes 4 bedrooms and 1 bathroom, with an eat-in kitchen, living room, dining room, two bedrooms, and laundry on the first floor; two additional bedrooms are located upstairs. The laundry area could be converted back to a bedroom, while basement hookups remain available for the second unit. Features include newer windows, a water softener, water purification systems, varied flooring, forced-air natural gas heat, and a fireplace.
The upper apartment is furnished with 1 bedroom, 1 bathroom, and stainless steel appliances. It is currently rented month-to-month and was previously used as an Airbnb. The property also includes a detached garage, off-street parking, a fully fenced backyard, public water, an asphalt roof, and updated main electrical service from June 2026. The property is located near D’Youville University, shopping, entertainment, and public transportation in Buffalo, NY.
The upper apartment is furnished with 1 bedroom, 1 bathroom, and stainless steel appliances. It is currently rented month-to-month and was previously used as an Airbnb. The property also includes a detached garage, off-street parking, a fully fenced backyard, public water, an asphalt roof, and updated main electrical service from June 2026. The property is located near D’Youville University, shopping, entertainment, and public transportation in Buffalo, NY.
Key Highlights
- 2,360 square feet on a 0.0956‑acre lot
- Main unit offers 4 bedrooms and 1 bathroom
- Furnished upper apartment has 1 bedroom, 1 bathroom, and month‑to‑month tenancy
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
$23,417
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
8.71%
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%
$468,340
$468.3K
Cap Rate 7%
$334,529
$334.5K
Cap Rate 9%
$260,189
$260.2K
Market Conditions
NOI Build-Up for 2,360 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
$35.4K $15.00/SF
− Vacancy
−$1.9K −$0.83/SF
EGI
$33.5K $14.17/SF
− OpEx
−$10.0K −$4.25/SF
NOI
$23.4K $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%
$468,340
Cap Rate 7%
$334,529
Cap Rate 9%
$260,189
Alternative Uses
Best Use
Multifamily LT 5
$334.5K
$292.7K – $390.3K
NOI $23,417 @ 7.0% cap · market cap 8.71%
Second Best
Apartment 5plus
$308.1K
$269.6K – $359.5K
NOI $21,569 @ 7.0% cap · market cap 8.02%
Theoretical Best
Office A
$567.5K
$496.6K – $662.1K
NOI $39,727 @ 7.0% cap · market cap 14.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,071
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained duplex with an owner-occupied main residence, separate furnished apartment, off-street parking, and fenced outdoor space.
Where is this duplex located?
The property is located at 539 Plymouth Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: 2,360 square feet on a 0.0956‑acre lot; Main unit offers 4 bedrooms and 1 bathroom; Furnished upper apartment has 1 bedroom, 1 bathroom, and month‑to‑month tenancy
