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    Charming Niagara Falls Duplex Title is generated by Realmo AI

    734 Willow Avenue, Niagara Falls, NY 14305

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    Pending
    $184,900

    MULTI_FAMILY - Niagara Falls, NY

    Property size:
    1,850 SF
    Lot size:
    0.06 Acres
    Added:
    Mar 11, 2026
    Days on Market:
    86
    Last Refresh:
    Jun 4 at 6:06 pm

    Property Features for 734 Willow Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    4
    Bathrooms
    2
    Rooms
    Basement, Bedroom 4, Bedroom 2, Bedroom 1, Bedroom 3, Bathroom 1, Bathroom 2
    Patio and Porch features
    Porch
    Interior features
    Attic, NaturalWoodwork
    Exterior features
    EnclosedPorch, Porch
    Appliances
    GasWaterHeater
    Standard status
    Pending
    APN
    291100-144-054-0002-054-000
    Size
    1,850 SF
    Lot size
    0.06 Acres

    Taxes and HOA fees

    Tax Annual Amount
    1394

    Utilities

    Heating system
    Forced Air, Natural Gas
    Water source
    Public

    Building Details

    Year built
    1915
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Vinyl, Hardwood, Varies, Laminate
    Building materials
    AtticCrawlHatchwaysInsulated, Brick, Frame
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Maya Haddad

    Listing agent Maya Haddad License #10301220957

    Listing office WNY Metro Roberts Realty 5687 Main St., cheektowaga, NY

    Listing date Mar 11, 2026

    MLS# B1665848 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

    • Prime location near Niagara Falls attractions and the Rainbow Bridge to Canada.
    • Two spacious units (1,850 sq ft total) with separate utilities and washer/dryer hookups.
    • Upper unit features a private staircase to a finished attic, creating a two‑level living space.
    • Lower unit boasts updated features including new flooring, fresh paint, and beautiful stained‑glass windows.
    • Recent updates include a roof (2020) and hot water tank (2016).
    • Potential for short‑term rental income.

    Overview

    Located in Niagara Falls, this 1,850 square foot brick duplex offers two spacious units, suitable for owner-occupants or investors. The lower unit features 2 bedrooms, stained-glass windows, new flooring, and fresh paint. The upper unit also has 2 bedrooms with hardwood floors and a private staircase to a finished attic, creating a two-level living space. Recent updates include a roof installed in 2020 and a hot water tank from 2016. Each unit has separate utilities, washer/dryer hookups, and access to basement storage. Situated on a 0.0597-acre lot, the property is near Niagara Falls attractions such as Seneca Niagara Casino, Whirlpool State Park, and the Niagara Gorge Rim Trail. The Rainbow Bridge is approximately 1.5 miles away, providing access to Niagara Falls, Ontario. The property offers potential for short-term rental opportunities. It is located at 734 Willow Avenue, Niagara Falls, NY 14305.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    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.

    Component $ $/SF
    Gross rent $24.9k $13.44
    − Vacancy −$1.7k −$0.89
    EGI $23.2k $12.55
    − OpEx −$7.0k −$3.76
    NOI $16.2k $8.78
    1,850 SF · lease $13.44/SF/yr · vacancy 6.65% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $232.1K
    $203.1K – $270.8K (±1% cap)
    NOI $16,247 @ 7.0% cap · market cap 8.79%
    Second Best
    Apartment 5plus
    $206.0K
    $180.3K – $240.4K (±1% cap)
    NOI $14,421 @ 7.0% cap · market cap 7.80%
    Theoretical Best
    Warehouse
    $1.57M
    $1.38M – $1.83M (±1% cap)
    NOI $110,036 @ 7.0% cap · market cap 59.51%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Niagara Falls
    County
    Niagara
    State
    New York
    Longitude
    -79.054667
    Latitude
    43.102775

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    FAQs

    What type of property is this?
    Duplex - Well-maintained duplex near Niagara Falls attractions and the Rainbow Bridge.
    Where is this duplex located?
    The property is located at 734 Willow Avenue Niagara Falls, NY.
    What is the asking price?
    The asking price for this property is $184,900.
    What are key features of this property?
    This property features: Prime location near Niagara Falls attractions and the Rainbow Bridge to Canada.; Two spacious units (1,850 sq ft total) with separate utilities and washer/dryer hookups.; Upper unit features a private staircase to a finished attic, creating a two‑level living space.
    (716) 800-7150
    We can help!
    Listing Contact
    Maya Haddad
    Real Estate License ID: 10301220957
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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