Duplex Property With Two
For Sale
$299,900
Pending
6415 Omphalius Road, Colden, NY 14033
Residential, Colden, NY
Property Size2,100 SF
Lot Size12.40 Acres
Days on Market25
Property Features for 6415 Omphalius Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 2, Bedroom 1, Bedroom 4, Basement, Bedroom 3, Bathroom 1
Parking features
Open, Garage
Patio and Porch features
Patio, Deck
Interior features
CeilingFans, CathedralCeilings, EntranceFoyer, SlidingGlassDoors, NaturalWoodwork, ProgrammableThermostat
Exterior features
Awnings, Deck, Patio, PrivateYard
Fireplace
1
Appliances
GasWaterHeater
Lot features
Irregular Lot, Wooded
Elementary school district
Hamburg
Middle school district
Hamburg
High school district
Hamburg
Subdivision
Boston-142600
Standard status
Pending
APN
142600-227-000-0001-027-000
Size
2,100 SF
Lot size
12.40 Acres
Taxes and HOA fees
Tax Annual Amount
6842
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Baseboard
Cooling system
Window Unit(s)
Water source
Public
Amenities
garage
workshop
fire pit
Building Details
Year built
1940
Floors in Building
1
Number of units
2
Flooring type
Varies, Laminate, Hardwood, Vinyl
Building materials
CompositeSiding, WoodSiding, CopperPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 662-0449
Listed By:
Jessica Janca · License #10401312470
(716) 998-5012
Added: Aug 12
Changed: Sep 5
Last Checked: Sep 5 at 3:06PM
MLS# B1706204
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 property includes two separate residences totaling 2,100 square feet, with individual utilities, driveways, garages, and fire pits. Both homes feature newer windows, updated bathrooms, newer flooring, fresh paint, new boilers, hot water tanks, and included appliances. Interior details include hardwood, vinyl, and laminate flooring, natural woodwork, cathedral ceilings, and window-unit cooling. Additional improvements include shop or workspace, decks, patios, private yard areas, and an existing gas well.
The property occupies 12.4 wooded acres in Colden, NY, within the Boston and Hamburg school districts. Chestnut Ridge Park, shopping, restaurants, schools, and major routes are described as minutes away. Public water and septic service are in place, with natural-gas baseboard heating and asphalt roofing.
The two-residence configuration supports the rental, extended-family, guest, and live-in-one-home options identified for the property. The acreage also provides room for outdoor use, equipment, hobbies, and projects.
The property occupies 12.4 wooded acres in Colden, NY, within the Boston and Hamburg school districts. Chestnut Ridge Park, shopping, restaurants, schools, and major routes are described as minutes away. Public water and septic service are in place, with natural-gas baseboard heating and asphalt roofing.
The two-residence configuration supports the rental, extended-family, guest, and live-in-one-home options identified for the property. The acreage also provides room for outdoor use, equipment, hobbies, and projects.
Key Highlights
- Two separate residences totaling 2,100 square feet
- 12.4 private wooded acres in Colden, NY
- Each residence has separate utilities, a driveway, and garage space
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
$12,125
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
4.04%
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%
$242,500
$242.5K
Cap Rate 7%
$173,214
$173.2K
Cap Rate 9%
$134,722
$134.7K
Market Conditions
NOI Build-Up for 2,100 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
$34.0K $16.20/SF
− Vacancy
−$12.0K −$5.70/SF
EGI
$22.0K $10.50/SF
− OpEx
−$9.9K −$4.72/SF
NOI
$12.1K $5.77/SF
Area
Erie County, NY
Vacancy
35.20%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
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%
$242,500
Cap Rate 7%
$173,214
Cap Rate 9%
$134,722
Alternative Uses
Best Use
Apartment 5plus
$173.2K
$151.6K – $202.1K
NOI $12,125 @ 7.0% cap · market cap 4.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$459.1K
$401.7K – $535.6K
NOI $32,135 @ 7.0% cap · market cap 10.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
Explore this area
Business Placement
Demographics for 14033, NY
2,173
Population
727
Households
3
Avg Household Size
52
Median Age
42%
College-Educated
98%
High-School Grad
17.4 sq mi
ZIP Area
125
Density / Sq Mi
$84,167
Median Household Income
$45,852
Median Earnings
$1,077
Median Rent
$293,400
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?
Multifamily property - Two separate residences offer independent utilities, driveways, garages, and flexible occupancy options.
Where is this multifamily property located?
The property is located at 6415 Omphalius Road Colden, NY.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Two separate residences totaling 2,100 square feet; 12.4 private wooded acres in Colden, NY; Each residence has separate utilities, a driveway, and garage space
