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    82 Argyle Ave Amherst, NY 14226

    Sponsored
    For Sale
    $324,900

    MULTI_FAMILY - Other - Amherst, NY

    Property size:
    2,420 SF
    Lot size:
    0.17 Acres
    Days on Market:
    3
    Last Refresh:
    Mar 4 at 2:06 pm

    Property Features for 82 Argyle Ave

    General Information

    Special listing conditions
    Standard
    Property type
    Residential Multi Family
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Rooms
    Bathroom 2, Basement, Bedroom 2, Bedroom 4, Bathroom 1, Bedroom 3, Bedroom 7, Bathroom 3, Bedroom 5, Bedroom 1, Bedroom 6
    Bedrooms
    7
    Bathrooms
    3
    APN
    142289-079-120-0005-028-000
    Patio and Porch features
    Porch
    Interior features
    CeilingFans, NaturalWoodwork
    Exterior features
    EnclosedPorch, Porch
    Appliances
    GasWaterHeater
    Size
    2,420 SF
    Lot size
    0.17 Acres

    Utilities

    Heating system
    Forced Air, Natural Gas
    Water source
    Public

    Building Details

    Year built
    1885
    Floors in Building
    2
    Number of units
    3
    Flooring type
    Hardwood, Carpet, Vinyl, Varies
    Building materials
    VinylSiding
    Roof type
    Shingle, Asphalt
    Architectural style
    Other

    We can help!

    Listing Contact
    Ryan Daley
    Ryan Daley

    Keller Williams Realty Lancaster (585) 303-7450

    Listing agent Ryan Daley (716) 324-2300 License #10301215815

    Listing date Mar 2, 2026

    MLS# B1663320 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.

    Learn more

    Property Insight Report

    Overview

    Amherst Triplex with Income Potential

    Located at 82 Argyle Avenue in Amherst, New York, this three-unit property presents a versatile opportunity for both owner-occupants and investors. Two of the units are currently occupied by long-term tenants, while one unit is vacant, providing immediate access for the new owner. Each unit features an eat-in kitchen, a living room, large bedrooms, and a full bath. Capital improvements include vinyl siding, an architectural roof, and upgrades to the electric and plumbing systems. The full basement offers storage space and laundry hook-ups for each unit. The property includes an expansive yard, a two-car garage, and a parking area suitable for multiple vehicles. Situated in a central Amherst location within the Amherst school district, the property is close to Main Street, providing convenient access to downtown Buffalo, Daemen University, and the University at Buffalo South Campus. The property size is 2420 square feet and the lot size is 0.17 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    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
    Amherst
    County
    Erie
    State
    New York
    Longitude
    -78.800763
    Latitude
    42.954389

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    FAQs

    What type of property is this?
    Triplex - Three-unit property in Amherst with versatile income potential.
    Where is this triplex located?
    The property is located at 82 Argyle Ave Amherst, NY.
    What is the asking price?
    The asking price for this property is $324,900.
    What are key features of this property?
    This property features: - Rare three-unit property offering versatility and income potential.; - One vacant unit provides easy access for the new owner.; - Fantastic central location in Amherst, close to Main Street, downtown Buffalo, Daemen University, and University at Buffalo South Campus.
    (716) 949-5189
    Request Owner's contact information
    82 Argyle Ave Amherst, NY 14226
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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
    82 Argyle Ave Amherst, NY 14226
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    We can help!
    Listing Contact
    Ryan Daley
    Ryan Daley
    Real Estate License ID: 10301215815
    (716) 949-5189 (716) 324-2300
    Learn more
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