Updated Duplex with Two-and-a-Half Car
For Sale
$369,900
784 Amherst Street, Buffalo, NY 14216
MULTI_FAMILY - Buffalo, NY
Property Size2,400 SF
Price / SF$154.13
Days on Market35
Property Features for 784 Amherst Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Multi-Family
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 5, Bedroom 3, Bathroom 1, Bedroom 4, Bedroom 2, Bedroom 1
Interior features
Entrance Foyer
Fireplace
1
Subdivision
Park Meadow
High school district
BUFFALO CITY SCHOOL DISTRICT
Directions
From Delaware or Elmwood to Amherst Street
Standard status
Active
Size
2,400 SF
Taxes and HOA fees
Tax Annual Amount
3163
Utilities
Heating system
Hot Water(Heating), Natural Gas
Water source
Public
Building Details
Year built
1920
Floors in Building
3
Flooring type
Hardwood
Building materials
Vinyl Siding
Listing Agency:
BUFFALO HOME SELLERS LLC
(716) 838-0957
Listed By:
Matt Quagliano
(716) 471-9266
Added: Jul 17
Changed: Aug 3
Last Checked: Aug 20 at 8:06AM
MLS# 11894303
Copyright © 2026 My State MLS. 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.
784 Amherst Street offers an updated North Buffalo duplex built circa 1920, with a bright second-floor owner’s layout and a spacious, easy-to-manage first-floor rental unit. The home features a wide, fenced yard, updated roof, white vinyl exterior, and a big 2.5 car garage. An updated entrance foyer welcomes you inside.
The second floor includes great living spaces with a formal dining room opening to a den. The kitchen has newer cabinetry and counter space with newer appliances. Three bedrooms include a secluded third-floor room, and the owner’s unit also offers in-unit laundry and a newer bathroom with heated tile floors.
The first-floor rental unit includes updated windows and hardwood floors, with the entire interior just painted. The home has separate, modern utilities and public water, with hot water heating powered by natural gas. There is also a fireplace on-site.
Open house: Sunday, June 19, 2026, 1:00–3:00 pm.
The second floor includes great living spaces with a formal dining room opening to a den. The kitchen has newer cabinetry and counter space with newer appliances. Three bedrooms include a secluded third-floor room, and the owner’s unit also offers in-unit laundry and a newer bathroom with heated tile floors.
The first-floor rental unit includes updated windows and hardwood floors, with the entire interior just painted. The home has separate, modern utilities and public water, with hot water heating powered by natural gas. There is also a fireplace on-site.
Open house: Sunday, June 19, 2026, 1:00–3:00 pm.
Key Highlights
- Wide fenced yard and updated roof on a circa 1920 duplex
- Big 2.5‑car garage plus white vinyl exterior
- In‑unit laundry and a newer bath with heated tile floors
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
$23,814
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
6.44%
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%
$476,280
$476.3K
Cap Rate 7%
$340,200
$340.2K
Cap Rate 9%
$264,600
$264.6K
Market Conditions
NOI Build-Up for 2,400 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
$36.0K $15.00/SF
− Vacancy
−$2.0K −$0.83/SF
EGI
$34.0K $14.17/SF
− OpEx
−$10.2K −$4.25/SF
NOI
$23.8K $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%
$476,280
Cap Rate 7%
$340,200
Cap Rate 9%
$264,600
Alternative Uses
Best Use
Multifamily LT 5
$340.2K
$297.7K – $396.9K
NOI $23,814 @ 7.0% cap · market cap 6.44%
Second Best
Apartment 5plus
$313.3K
$274.2K – $365.6K
NOI $21,934 @ 7.0% cap · market cap 5.93%
Theoretical Best
Office A
$577.2K
$505.0K – $673.4K
NOI $40,401 @ 7.0% cap · market cap 10.92%
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
989
Businesses Nearby
Explore this area
Business Placement
Demographics for 14216, NY
22,979
Population
12,773
Households
1.8
Avg Household Size
37
Median Age
54%
College-Educated
94%
High-School Grad
2.8 sq mi
ZIP Area
8,207
Density / Sq Mi
$70,260
Median Household Income
$47,823
Median Earnings
$1,152
Median Rent
$260,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Updated North Buffalo duplex on a wide fenced yard with updated roof, natural gas hot water heat, and in-unit laundry.
Where is this duplex located?
The property is located at 784 Amherst Street Buffalo, NY.
What is the asking price?
The asking price for this property is $369,900.
What are key features of this property?
This property features: Wide fenced yard and updated roof on a circa 1920 duplex; Big 2.5‑car garage plus white vinyl exterior; In‑unit laundry and a newer bath with heated tile floors
