Two-Unit Duplex with Detached
For Sale
$309,900
Pending
6178 Mckinley Parkway, Hamburg, NY 14075
Residential, Hamburg, NY
Property Size2,000 SF
Lot Size0.42 Acres
Days on Market123
Property Features for 6178 Mckinley Parkway
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential 2 Unit
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Basement, Bathroom 1, Bedroom 3, Bathroom 2, Bedroom 2, Bedroom 1
Parking features
Garage
Patio and Porch features
Porch
Appliances
GasWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot
Elementary school
Charlotte Avenue Elementary
Middle school
Hamburg Middle
High school
Hamburg High
Elementary school district
Hamburg
Middle school district
Hamburg
High school district
Hamburg
Directions
On Mckinley at Newton Road
Subdivision
Hamburg-Village-144803
Standard status
Pending
APN
144803-196-060-0006-019-000
Size
2,000 SF
Lot size
0.42 Acres
Taxes and HOA fees
Tax Annual Amount
7642
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1941
Floors in Building
2
Number of units
2
Flooring type
Carpet, Varies, Vinyl
Building materials
Brick
Architectural style
Other
Listing Agency:
Keller Williams Realty Lancaster
(716) 324-2300
Listed By:
Melissa Ann Liberatore · License #10401271191
(716) 218-0488
Added: May 5
Changed: Aug 24
Last Checked: Sep 4 at 12:06PM
MLS# B1678823
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 2,000-square-foot duplex contains two vertically arranged residences, each with 2 bedrooms, 1 full bathroom, an updated kitchen, and an updated bathroom. Forced-air natural gas heating and central air conditioning serve both units. Brick construction, varied flooring, porches, and a basement add to the property’s physical features. The building was constructed in 1941 and is connected to public water.
The 0.4167-acre parcel includes a turnaround driveway, ample parking, and a detached two-car garage with newer garage doors. Each unit has a separate garage space. The property is located in Hamburg, near shopping, dining, and major routes, with access from McKinley Parkway.
The 0.4167-acre parcel includes a turnaround driveway, ample parking, and a detached two-car garage with newer garage doors. Each unit has a separate garage space. The property is located in Hamburg, near shopping, dining, and major routes, with access from McKinley Parkway.
Key Highlights
- 2,000‑square‑foot duplex with two 2‑bedroom, 1‑bath units
- 0.4167‑acre lot with turnaround driveway and ample parking
- Detached 2‑car garage with newer garage doors and separate spaces
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
$12,859
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
4.15%
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%
$257,180
$257.2K
Cap Rate 7%
$183,700
$183.7K
Cap Rate 9%
$142,878
$142.9K
Market Conditions
NOI Build-Up for 2,000 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
$27.6K $13.80/SF
− Vacancy
−$9.2K −$4.61/SF
EGI
$18.4K $9.19/SF
− OpEx
−$5.5K −$2.76/SF
NOI
$12.9K $6.43/SF
Area
Erie County, NY
Vacancy
33.44%
Lease Rate
$13.80 /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%
$257,180
Cap Rate 7%
$183,700
Cap Rate 9%
$142,878
Alternative Uses
Best Use
Multifamily LT 5
$183.7K
$160.7K – $214.3K
NOI $12,859 @ 7.0% cap · market cap 4.15%
Second Best
Apartment 5plus
$165.0K
$144.3K – $192.5K
NOI $11,547 @ 7.0% cap · market cap 3.73%
Theoretical Best
Office A
$437.2K
$382.6K – $510.1K
NOI $30,605 @ 7.0% cap · market cap 9.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
65
Businesses Nearby
Explore this area
Business Placement
Demographics for 14075, NY
44,053
Population
20,164
Households
2.2
Avg Household Size
46
Median Age
38%
College-Educated
96%
High-School Grad
39.4 sq mi
ZIP Area
1,118
Density / Sq Mi
$82,083
Median Household Income
$50,934
Median Earnings
$1,129
Median Rent
$246,100
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 - Upper and lower units offer updated interiors, individual parking access, and central air conditioning.
Where is this duplex located?
The property is located at 6178 Mckinley Parkway Hamburg, NY.
What is the asking price?
The asking price for this property is $309,900.
What are key features of this property?
This property features: 2,000‑square‑foot duplex with two 2‑bedroom, 1‑bath units; 0.4167‑acre lot with turnaround driveway and ample parking; Detached 2‑car garage with newer garage doors and separate spaces
