Traditional North Buffalo
784 Amherst Street Buffalo, NY 14216
For Sale
$369,900
MULTI_FAMILY - Other - Buffalo, NY
Property Size2,424 SF
Lot Size0.11 Acres
Price / SF$152.60
Days on Market17
Property Features for 784 Amherst Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
2
Rooms
Bathroom 1, Bedroom 2, Bathroom 2, Bedroom 5, Bedroom 1, Basement, Bedroom 3, Bedroom 4
Parking features
Open
Exterior features
Awnings, Balcony, FullyFenced
Fencing
Fenced
Fireplace
1
Appliances
GasWaterHeater
Standard status
Active
APN
140200-089-220-0003-034-000
Size
2,424 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
3163
Utilities
Heating system
Natural Gas, Hot Water(Heating)
Water source
Public
Building Details
Year built
1920
Floors in Building
2
Number of units
2
Flooring type
Hardwood, Tile, Varies
Building materials
Frame
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Buffalo Home Sellers LLC
(716) 471-9266
Listed By:
Matthew J Quagliano · License #40QU0743308
(716) 471-9266
Added: Jul 14
Changed: Jul 18
Last Checked: Jul 30 at 4:06AM
MLS# B1698462
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 traditional 1920s-era North Buffalo double offers two residential units with multiple updates and finished space. The property includes a restored second-floor owner’s unit with updated windows and custom shades, restored oak hardwood floors, and refinished walls and surfaces. The layout includes a formal dining room opening to a den, an updated kitchen with cabinets and new appliances, an updated bathroom with heated floor, and in-unit laundry. The second floor also provides three bedrooms, including a large bedroom in a developed third-floor space. The first-floor rental unit is described as bright and spacious with visible hardwood floors and recent wall restoration and paint. Separate, modern utilities are noted, including hot water boilers, circuit breakers, and glass block windows. The exterior features white vinyl siding and an upper balcony, and the property also includes a substantial 2.5-car garage in perfect condition. The roof is updated.
The home is located at 784 Amherst Street and sits on a wide, fenced, and treed yard. The third-floor finished room is included in the stated house square footage, and the seller notes the tax-record area was incorrect and later corrected after measurement.
Open house information is provided for Sunday, July 19, 2026 from 1:00 to 3:00 pm, with first showings starting Saturday, July 18, 2026.
The home is located at 784 Amherst Street and sits on a wide, fenced, and treed yard. The third-floor finished room is included in the stated house square footage, and the seller notes the tax-record area was incorrect and later corrected after measurement.
Open house information is provided for Sunday, July 19, 2026 from 1:00 to 3:00 pm, with first showings starting Saturday, July 18, 2026.
Key Highlights
- Traditional 1920s North Buffalo double at 784 Amherst St with a wide, fully fenced and treed yard
- 2.5‑car garage and updated roof, plus white vinyl exterior
- Upper unit features a balcony, restored and updated interior surfaces, restored oak hardwood floors, and updated windows with custom shades
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 | $36.4k | $15.00 |
| − Vacancy | −$2.0k | −$0.83 |
| EGI | $34.4k | $14.17 |
| − OpEx | −$10.3k | −$4.25 |
| NOI | $24.1k | $9.92 |
2,424 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$343.6K
$300.7K – $400.9K
NOI $24,052 @ 7.0% cap · market cap 6.50%
Second Best
Apartment 5plus
$316.5K
$276.9K – $369.2K
NOI $22,154 @ 7.0% cap · market cap 5.99%
Theoretical Best
Office A
$582.9K
$510.1K – $680.1K
NOI $40,805 @ 7.0% cap · market cap 11.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Duplex - 1920s-era duplex features restored interiors, updated roof, and a 2.5-car garage on a fenced, treed yard.
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: Traditional 1920s North Buffalo double at 784 Amherst St with a wide, fully fenced and treed yard; 2.5‑car garage and updated roof, plus white vinyl exterior; Upper unit features a balcony, restored and updated interior surfaces, restored oak hardwood floors, and updated windows with custom shades
