Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    8345 Boston State Rd Boston, NY 14025

    Sponsored
    For Sale
    $224,900

    MULTI_FAMILY - Other - Boston, NY

    Property size:
    2,528 SF
    Lot size:
    0.10 Acres
    Days on Market:
    141
    Last Refresh:
    Feb 15 at 4:06 pm

    Property Features for 8345 Boston State Rd

    General Information

    Special listing conditions
    Standard
    Property type
    Residential Multi Family
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Rooms
    Bedroom 1, Bedroom 5, Bedroom 2, Bedroom 3, Bedroom 4, Bathroom 2, Bathroom 1, Bathroom 3
    Bedrooms
    5
    Bathrooms
    3
    APN
    142600-242-050-0001-009-000
    Interior features
    ProgrammableThermostat
    Appliances
    GasWaterHeater
    Size
    2,528 SF
    Lot size
    0.10 Acres

    Utilities

    Heating system
    Natural Gas, Forced Air
    Water source
    Public

    Building Details

    Year built
    1868
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Hardwood, Varies, Laminate, Carpet
    Building materials
    Block, Concrete, VinylSiding
    Architectural style
    Other

    We can help!

    Listing Contact
    Keliann M Argy

    LBK Realty Group (716) 515-5995

    Listing agent Keliann M Argy (716) 515-5995 License #10371200405

    Listing date Sep 28, 2025

    MLS# B1641091 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

    Well-Maintained Duplex in Quiet Area

    This well-maintained duplex presents a fantastic opportunity for investors, first-time investors, or owner-occupiers seeking a low-maintenance property in a quiet, rural setting. The property includes two units. The lower unit features 2 bedrooms, updates throughout, an individual laundry and utility area, and direct access to a small, fenced-in backyard. The lower tenant has cultivated a small, private oasis for outdoor relaxation. The upper unit, accessible via a private entrance, offers 3 bedrooms, a large bathroom, an updated living room, and an individual laundry area. The property is currently tenant-occupied, with long-term, quiet tenants on month-to-month leases who would like to stay. The property is situated on a 0.1028-acre lot and has a total size of 2528 square feet. Located in Boston, NY, this residential income property offers potential for various investment strategies.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Restaurant Law Firm Dental Office Hair Salon Bar & Pub Daycare Center Discount Store Cafe & Coffee Shop Barber Shop Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Boston
    County
    Erie
    State
    New York
    Longitude
    -78.746725
    Latitude
    42.656804

    Nearby Similar for Sale

    • $340,000
      3,744 SF

      Mixed-Use Building For Sale/Lease

      Mixed-use building suitable for office, medical, or retail use.
      8397 Boston State Rd, Boston, NY 14025
      View Details
    • $340,000
      3,744 SF

      Boston Office Building - 3 Units

      Mixed-use, 3,744 sq ft, great location.
      8397 Boston State Rd, Boston, NY 14025
      View Details

    FAQs

    What type of property is this?
    Duplex - Updated duplex perfect for investors or owner-occupiers in a rural setting.
    Where is this duplex located?
    The property is located at 8345 Boston State Rd Boston, NY.
    What is the asking price?
    The asking price for this property is $224,900.
    What are key features of this property?
    This property features: - Investment opportunity or owner-occupied potential with two units.; - Updated units with individual laundry areas for added convenience.; - Long-term, quiet tenants in place.
    (716) 515-5995
    Request Owner's contact information
    8345 Boston State Rd Boston, NY 14025
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    8345 Boston State Rd
    Boston, NY 14025
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    8345 Boston State Rd Boston, NY 14025
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Keliann M Argy
    Real Estate License ID: 10371200405
    (716) 515-5995
    Learn more
    Google sign-in failed. Please try again or use another login method.