Updated Two-Unit
For Sale
$199,000
57 Floss Avenue, Buffalo, NY 14211
Residential, Buffalo, NY
Property Size1,791 SF
Lot Size0.07 Acres
Price / SF$111.11
Days on Market65
Property Features for 57 Floss Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Basement, Bathroom 2
Appliances
GasWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Subdivision
Buffalo City-140200
Standard status
Active
APN
140200-101-260-0006-024-000
Size
1,791 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Annual Amount
1055
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1923
Floors in Building
1
Number of units
2
Flooring type
Tile, Varies, Laminate
Building materials
VinylSiding
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Shirajum Monira · License #10401363530
(929) 326-4912
Added: Jun 17
Changed: Aug 20
Last Checked: Aug 20 at 4:06AM
MLS# B1691518
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 two-unit duplex contains 1,791 square feet within a 1923 residential structure. Each apartment provides two bedrooms and one full bathroom, along with a kitchen, living area, and updated bathroom finishes. Recent improvements include new drywall, windows, and flooring, with tile, laminate, and varied flooring materials present throughout. The building also features vinyl siding, a gas water heater, natural-gas forced-air heat, and public water service.
Located at 57 Floss Avenue in Buffalo, the property occupies a 0.0696-acre lot in the 14211 ZIP code. The two-unit configuration supports either owner occupancy with a separate rental unit or rental use of both apartments, as described in the property information.
Located at 57 Floss Avenue in Buffalo, the property occupies a 0.0696-acre lot in the 14211 ZIP code. The two-unit configuration supports either owner occupancy with a separate rental unit or rental use of both apartments, as described in the property information.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 full bathroom in each apartment
- 1,791 square feet on a 0.0696‑acre lot
- Recent updates include new drywall, windows, and flooring
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
$17,771
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
8.93%
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%
$355,420
$355.4K
Cap Rate 7%
$253,871
$253.9K
Cap Rate 9%
$197,456
$197.5K
Market Conditions
NOI Build-Up for 1,791 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
$26.9K $15.00/SF
− Vacancy
−$1.5K −$0.83/SF
EGI
$25.4K $14.17/SF
− OpEx
−$7.6K −$4.25/SF
NOI
$17.8K $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%
$355,420
Cap Rate 7%
$253,871
Cap Rate 9%
$197,456
Alternative Uses
Best Use
Multifamily LT 5
$253.9K
$222.1K – $296.2K
NOI $17,771 @ 7.0% cap · market cap 8.93%
Second Best
Apartment 5plus
$233.8K
$204.6K – $272.8K
NOI $16,369 @ 7.0% cap · market cap 8.23%
Theoretical Best
Office A
$430.7K
$376.9K – $502.5K
NOI $30,149 @ 7.0% cap · market cap 15.15%
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
643
Businesses Nearby
Explore this area
Business Placement
Demographics for 14211, NY
26,449
Population
11,498
Households
2.3
Avg Household Size
32
Median Age
15%
College-Educated
84%
High-School Grad
3.9 sq mi
ZIP Area
6,782
Density / Sq Mi
$34,490
Median Household Income
$30,705
Median Earnings
$1,008
Median Rent
$91,600
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 - Two residential units combine refreshed interiors with practical layouts and natural-gas forced-air heating.
Where is this duplex located?
The property is located at 57 Floss Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 full bathroom in each apartment; 1,791 square feet on a 0.0696‑acre lot; Recent updates include new drywall, windows, and flooring
