Duplex With Separate
For Sale
$169,999
558 25th Street, Niagara Falls, NY 14301
Residential, Niagara Falls, NY
Property Size1,600 SF
Lot Size0.09 Acres
Price / SF$106.25
Days on Market35
Property Features for 558 25th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 2, Bedroom 3, Bathroom 2, Bedroom 1, Basement
Parking features
Garage
Patio and Porch features
Patio, Porch
Interior features
CeilingFans
Exterior features
Balcony, FullyFenced, Patio
Fencing
Fenced
Appliances
GasWaterHeater
Lot features
Corner Lot, Near Public Transit, Rectangular, Rectangular Lot
Elementary school district
Niagara Falls
Middle school district
Niagara Falls
High school district
Niagara Falls
Subdivision
Niagara Falls-City-291100
Standard status
Active
APN
291100-159-026-0001-048-001
Size
1,600 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
2221
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
fully fenced yard
patio/fire pit area
mature trees
Building Details
Year built
1924
Floors in Building
2
Number of units
2
Flooring type
Carpet, Laminate, Varies, Vinyl
Building materials
VinylSiding, WoodSiding
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Tyrone DiMatteo · License #10401286049
(716) 578-7625
Added: Jul 29
Changed: Aug 27
Last Checked: Sep 1 at 10:06PM
MLS# B1702611
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 duplex contains 1,600 square feet with two residential units arranged for functional everyday living. The lower apartment has one bedroom and a bonus room, while the upper apartment provides two bedrooms and a flexible layout. Both units include living areas, eat-in kitchens, and updated flooring. Separate furnaces, hot water tanks, and electric service support independent utility operation. A full basement and full attic add storage space.
The sale includes 558 25th Street along with parcels at 556 and 562 25th Street, totaling 0.0854 acres across three lots. The fully fenced grounds include mature trees, a patio and fire pit area, two garages, storage space, an extended driveway, and off-street parking. Public water, natural-gas forced-air heat, vinyl and wood siding, and an asphalt roof are also included.
The sale includes 558 25th Street along with parcels at 556 and 562 25th Street, totaling 0.0854 acres across three lots. The fully fenced grounds include mature trees, a patio and fire pit area, two garages, storage space, an extended driveway, and off-street parking. Public water, natural-gas forced-air heat, vinyl and wood siding, and an asphalt roof are also included.
Key Highlights
- 1,600‑square‑foot duplex with two residential units
- Lower unit has 1 bedroom plus a bonus room; upper unit has 2 bedrooms
- Separate furnaces, hot water tanks, and electric service for each unit
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
$14,052
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
8.27%
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%
$281,040
$281.0K
Cap Rate 7%
$200,743
$200.7K
Cap Rate 9%
$156,133
$156.1K
Market Conditions
NOI Build-Up for 1,600 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
$21.5K $13.44/SF
− Vacancy
−$1.4K −$0.89/SF
EGI
$20.1K $12.55/SF
− OpEx
−$6.0K −$3.76/SF
NOI
$14.1K $8.78/SF
Area
Niagara County, NY
Vacancy
6.65%
Lease Rate
$13.44 /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%
$281,040
Cap Rate 7%
$200,743
Cap Rate 9%
$156,133
Alternative Uses
Best Use
Multifamily LT 5
$200.7K
$175.7K – $234.2K
NOI $14,052 @ 7.0% cap · market cap 8.27%
Second Best
Apartment 5plus
$178.2K
$155.9K – $207.9K
NOI $12,472 @ 7.0% cap · market cap 7.34%
Theoretical Best
Warehouse
$1.36M
$1.19M – $1.59M
NOI $95,166 @ 7.0% cap · market cap 55.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
770
Businesses Nearby
Explore this area
Business Placement
Demographics for 14301, NY
12,618
Population
7,285
Households
1.7
Avg Household Size
38
Median Age
18%
College-Educated
85%
High-School Grad
2.1 sq mi
ZIP Area
6,009
Density / Sq Mi
$37,650
Median Household Income
$32,909
Median Earnings
$722
Median Rent
$79,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer flexible layouts, fenced outdoor space, garage parking, and substantial storage areas.
Where is this duplex located?
The property is located at 558 25th Street Niagara Falls, NY.
What is the asking price?
The asking price for this property is $169,999.
What are key features of this property?
This property features: 1,600‑square‑foot duplex with two residential units; Lower unit has 1 bedroom plus a bonus room; upper unit has 2 bedrooms; Separate furnaces, hot water tanks, and electric service for each unit
