North Buffalo Two-Family
64 Delham Avenue, Buffalo, NY 14216
- Added:
- Mar 25, 2026
- Days on Market:
- 53
- Last Refresh:
- May 16 at 3:06 pm
Property Features for 64 Delham Avenue
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 6
- Bathrooms
- 2
- Rooms
- Basement, Bedroom 6, Bathroom 1, Bedroom 3, Bedroom 5, Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 1
- Exterior features
- Fence
- Fencing
- Fenced
- Fireplace
- 1
- Appliances
- GasWaterHeater
- Standard status
- Pending
- APN
- 140200-089-230-0002-018-000
- Size
- 3,068 SF
- Lot size
- 0.12 Acres
Taxes and HOA fees
- Tax Annual Amount
- 4596
Utilities
- Heating system
- Forced Air, Natural Gas
- Water source
- Public
Building Details
- Year built
- 1916
- Floors in Building
- 2
- Number of units
- 2
- Flooring type
- Hardwood, Tile, Laminate, Carpet, Varies
- Building materials
- Brick, VinylSiding, CopperPlumbing
- Roof type
- Asphalt
- Architectural style
- Other
Listing agent Sharon L Ciminelli License #30CI0635619 (716) 510-7489
Listing office MJ Peterson Real Estate Inc. 200 John James Audubon Ste 101, NY (716) 689-7800
Listing date Mar 25, 2026
MLS# B1668508
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 large (1500+ sq ft) units, each with 3 bedrooms, ideal for owner‑occupancy or investment.
- Prime North Buffalo location, steps from Delaware Park, the Buffalo Zoo, Hertel Ave shops/restaurants/nightlife.
- Separate utilities for each unit (furnaces and HWTs).
- Complete tear‑off roof with new gutters (2020).
- Original oak hardwood floors throughout, awaiting restoration.
- Full walk‑up attic offers excellent storage or potential living space.
Overview
This large two-family home in North Buffalo presents an opportunity for both owner-occupants and investors. Each of the two units features over 1500 square feet of living space, including 3 large bedrooms and an expansive open living area. Original oak hardwood floors are present throughout, awaiting restoration beneath the existing carpeting. A full walk-up attic offers ample storage or potential for additional living space. The property includes separate utilities, with furnaces and hot water tanks approximately 10 years old. A complete tear-off roof replacement with new gutters was completed in 2020. The long driveway provides plenty of off-street parking. Built in 1916, this property is located on a quiet one-block street, steps from Delaware Park, the Buffalo Zoo, shops, restaurants, nightlife, and all that Hertel and Delaware Avenue have to offer. The property sits on a lot of approximately 0.1209 acres. The total property size is 3068 square feet. Market rents are estimated to exceed $2000.
Financial Insights
Value Estimation Calculated for Multifamily LT 5
Conservative
$338.2K
NOI $30,442 @ 9.00% cap · cautious / downside scenario
Moderate
$434.9K
NOI $30,442 @ 7.00% cap · market / base-case scenario
Aggressive
$608.8K
NOI $30,442 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
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.
Calculated for Multifamily LT 5
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $46.0k | $15.00 |
| − Vacancy | −$2.5k | −$0.83 |
| EGI | $43.5k | $14.17 |
| − OpEx | −$13.0k | −$4.25 |
| NOI | $30.4k | $9.92 |
3,068 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%
Alternative Use Scenarios
Best Use
Multifamily LT 5
$434.9K
$380.5K – $507.4K
NOI $30,442 @ 7.0% cap · market cap 8.70%
Second Best
Apartment 5plus
$400.6K
$350.5K – $467.3K
NOI $28,040 @ 7.0% cap · market cap 8.01%
Theoretical Best
Office A
$737.8K
$645.6K – $860.8K
NOI $51,645 @ 7.0% cap · market cap 14.76%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Insight Report
Location Intelligence
Current Use by Public Records
Duplexes
Location Insight
- Map
- Local Demand
- City
- Buffalo
- County
- Erie
- State
- New York
- Longitude
- -78.865229
- Latitude
- 42.941758
Nearby Similar for Sale
FAQs
What type of property is this?
Duplex - Spacious 3-bedroom units near Delaware Park and Hertel Avenue.
Where is this duplex located?
The property is located at 64 Delham Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $349,999.
What are key features of this property?
This property features: Two large (1500+ sq ft) units, each with 3 bedrooms, ideal for owner‑occupancy or investment.; Prime North Buffalo location, steps from Delaware Park, the Buffalo Zoo, Hertel Ave shops/restaurants/nightlife.; Separate utilities for each unit (furnaces and HWTs).
