Upper/Lower Duplex with Detached
544 Lasalle Avenue Buffalo, NY 14215
544 Lasalle Avenue, Buffalo, NY, 14215
$299,990
Pending
For Sale
$299,990
Pending
MULTI_FAMILY - Other - Buffalo, NY
Property Size2,228 SF
Lot Size0.09 Acres
Days on Market24
Property Features for 544 Lasalle Avenue
General Information
- Property type
- Residential Multi Family
- Property subtype
- Duplex
- Bedrooms
- 6
- Bathrooms
- 2
- Rooms
- Bedroom 4, Bedroom 5, Bathroom 1, Basement, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 6, Bedroom 1
- Parking features
- Open, Garage
- Patio and Porch features
- Porch, Patio
- Interior features
- CeilingFans, Storage, NaturalWoodwork
- Exterior features
- Balcony, Patio
- Fireplace
- 1
- Appliances
- GasWaterHeater
- Standard status
- Pending
- APN
- 140200-079-730-0006-028-000
- Size
- 2,228 SF
- Lot size
- 0.09 Acres
Taxes and HOA fees
- Tax Annual Amount
- 2077
Utilities
- Heating system
- Natural Gas, Forced Air
- Water source
- Public
Building Details
- Year built
- 1920
- Floors in Building
- 3
- Number of units
- 2
- Flooring type
- Carpet, Laminate, Hardwood, Tile, Varies, Vinyl
- Building materials
- AluminumSiding, VinylSiding, CopperPlumbing, PexPlumbing
- Roof type
- Shingle
- Architectural style
- Other
- Additional Structures
- Storage
Listing agency
MJ Peterson Real Estate Inc.
(716) 668-7000
Listed by
John M Fox · License #40FO1013405
(716) 481-6464
Added: Jun 30 Updated: Jul 18 at 9:55AM Checked: Jul 23 at 1:06AM
MLS# B1692347
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 well maintained upper/lower duplex offers two separate residential units, each with three bedrooms and one full bath. The upper unit has been completely remodeled front to back and has never been occupied. The lower unit was remodeled several years prior. A clean, dry basement with 7-foot ceilings provides additional utility space, and the property includes a transferable warranty related to basement drainage waterproofing. Property updates cited by the seller include siding, windows, garage, a newer roof (approximately 10 years old), basement drainage waterproofing and sump pump, electrical, plumbing, furnaces, hot water tanks, and glass block windows. Outside, the exterior is low maintenance vinyl sided, with a double-wide concrete driveway and a newer 2.5-car detached garage for off-street parking. The home also features a fully fenced yard and a large concrete patio.
The property is located on Lasalle Avenue in Buffalo, New York, in an area described as close to the University and Kensington District and the UB South Campus corridor. It is also positioned near the VA Medical Hospital corridor and the UB Dental School, with Grover Cleveland Golf Course referenced nearby.
This layout supports owner-occupancy with an income-producing second unit or a straightforward rental strategy. Each floor offers three-bedroom convenience, and the seller’s update list is extensive, covering both interior and major systems. For tenants and investors evaluating income potential, the seller notes market rent ranges of $1,100 to $1,400 per month for the area.
The property is located on Lasalle Avenue in Buffalo, New York, in an area described as close to the University and Kensington District and the UB South Campus corridor. It is also positioned near the VA Medical Hospital corridor and the UB Dental School, with Grover Cleveland Golf Course referenced nearby.
This layout supports owner-occupancy with an income-producing second unit or a straightforward rental strategy. Each floor offers three-bedroom convenience, and the seller’s update list is extensive, covering both interior and major systems. For tenants and investors evaluating income potential, the seller notes market rent ranges of $1,100 to $1,400 per month for the area.
Key Highlights
- Upper/lower duplex with two 3‑bedroom, 1‑bath units (almost 1,200 SF per floor)
- Upper unit completely remodeled front to back and never occupied
- Basement with 7‑ft ceilings described as clean and dry, with transferable warranty
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 | $33.4k | $15.00 |
| − Vacancy | −$1.8k | −$0.83 |
| EGI | $31.6k | $14.17 |
| − OpEx | −$9.5k | −$4.25 |
| NOI | $22.1k | $9.92 |
2,228 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$315.8K
$276.3K – $368.5K
NOI $22,107 @ 7.0% cap · market cap 7.37%
Second Best
Apartment 5plus
$290.9K
$254.5K – $339.4K
NOI $20,362 @ 7.0% cap · market cap 6.79%
Theoretical Best
Office A
$535.8K
$468.8K – $625.1K
NOI $37,505 @ 7.0% cap · market cap 12.50%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Turnkey upper and lower duplex with fully updated interiors, basement, and off-street parking via a detached garage.
Where is this duplex located?
The property is located at 544 Lasalle Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $299,990.
What are key features of this property?
This property features: Upper/lower duplex with two 3‑bedroom, 1‑bath units (almost 1,200 SF per floor); Upper unit completely remodeled front to back and never occupied; Basement with 7‑ft ceilings described as clean and dry, with transferable warranty
