Two-Family Residential Income
539 Plymouth Avenue, Buffalo, NY 14213
MULTI_FAMILY - Other - Buffalo, NY
Property size:
2,360 SFLot size:
0.10 AcresPrice / SF:
$122/SF- Added:
- Apr 21, 2026
- Days on Market:
- 55
- Last Refresh:
- Jun 14 at 8:06 am
Property Features for 539 Plymouth Avenue
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 4
- Bathrooms
- 2
- Rooms
- Bathroom 1, Bedroom 1, Bedroom 2, Basement, Bedroom 4, Bedroom 3, Bathroom 2
- Parking features
- Garage
- Security features
- Security
- Interior features
- Attic, CeilingFans, BedroomOnMainLevel
- Exterior features
- FullyFenced
- Fencing
- Fenced
- Fireplace
- 1
- Appliances
- ElectricWaterHeater, GasWaterHeater, WaterSoftenerOwned
- 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
- Forced Air, Natural Gas
- Water source
- Public
Building Details
- Year built
- 1910
- Floors in Building
- 2
- Number of units
- 2
- Flooring type
- Hardwood, Carpet, Varies, Tile, Vinyl
- Building materials
- Frame, Stone
- Roof type
- Asphalt
- Architectural style
- Other
Listing agent Sandra E DeVargas License #10301214054 (716) 316-1629
Listing office WNY Metro Roberts Realty 5687 Main St., cheektowaga, NY (716) 559-9972
Listing date Apr 21, 2026
MLS# B1675003
Listing URL
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.
HighLights
- Two‑family home built in 1910 with historic character, frame and stone construction, and asphalt roof.
- Owner‑occupied lower unit features eat‑in kitchen, living and dining areas, 2 bedrooms on the first level, and 1 full bathroom.
- Lower unit includes first‑floor laundry area plus additional laundry hookups in the basement; bedroom conversion is possible per provided notes.
- Upper unit is a 1‑bedroom, 1‑bath apartment rented month‑to‑month and furnished/equipped with stainless appliances (per provided notes).
- Updates and utilities include newer windows, water softener and water purification systems, forced‑air natural gas heat, and both electric and gas water heaters.
- Detached garage, off‑street parking, and fenced backyard provide outdoor space and parking.
Overview
This two-family property on the Buffalo West Side offers a lower unit and an upper unit with distinct bedroom layouts. The owner-occupied lower unit includes an eat-in kitchen with a stainless-steel refrigerator, built-in stove and oven, plus a living room, dining room, and two bedrooms on the first level with one bathroom. First-floor laundry provides day-to-day convenience, and the space can be converted back into a bedroom if additional capacity is desired. Additional laundry hookups remain in the basement. The lower unit also features ample storage, newer windows, and both a water softener and water purification systems. The upper unit is furnished and equipped with stainless appliances, with one bedroom and one bathroom, and it has been rented on a month-to-month basis. The roof is approximately 9 years old, and the property includes off-street parking, a detached garage, and a fenced backyard.
The address is 539 Plymouth Avenue in Buffalo, NY 14213, within Erie County. The property is positioned near local conveniences, including D’Youville College, shopping, entertainment, and public transportation.
For tenants, this configuration supports flexible living arrangements through the lower-unit laundry area and available basement hookups, while also maintaining a separate, self-contained upper unit. For buyers, it provides a straightforward residential income setup with parking and outdoor space, plus a demonstrated ability to operate the upper unit on a flexible month-to-month basis.
The address is 539 Plymouth Avenue in Buffalo, NY 14213, within Erie County. The property is positioned near local conveniences, including D’Youville College, shopping, entertainment, and public transportation.
For tenants, this configuration supports flexible living arrangements through the lower-unit laundry area and available basement hookups, while also maintaining a separate, self-contained upper unit. For buyers, it provides a straightforward residential income setup with parking and outdoor space, plus a demonstrated ability to operate the upper unit on a flexible month-to-month basis.
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $35.4k | $15.00 |
| − Vacancy | −$1.9k | −$0.83 |
| EGI | $33.5k | $14.17 |
| − OpEx | −$10.0k | −$4.25 |
| NOI | $23.4k | $9.92 |
2,360 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$334.5K
$292.7K – $390.3K
NOI $23,417 @ 7.0% cap · market cap 8.10%
Second Best
Apartment 5plus
$308.1K
$269.6K – $359.5K
NOI $21,569 @ 7.0% cap · market cap 7.46%
Theoretical Best
Office A
$567.5K
$496.6K – $662.1K
NOI $39,727 @ 7.0% cap · market cap 13.75%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
Location Insight
- Map
- Local Demand
- City
- Buffalo
- County
- Erie
- State
- New York
- Longitude
- -78.894398
- Latitude
- 42.911379
Nearby Similar for Sale
FAQs
What type of property is this?
Duplex - Two-unit Buffalo property with off-street parking, a detached garage, and a fenced backyard.
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 $289,000.
What are key features of this property?
This property features: Two‑family home built in 1910 with historic character, frame and stone construction, and asphalt roof.; Owner‑occupied lower unit features eat‑in kitchen, living and dining areas, 2 bedrooms on the first level, and 1 full bathroom.; Lower unit includes first‑floor laundry area plus additional laundry hookups in the basement; bedroom conversion is possible per provided notes.
