Two-Unit Duplex with Off-Street
For Sale
$219,900
Pending
86 Fernwood Avenue, Buffalo, NY 14206
Residential, Buffalo, NY
Property Size1,925 SF
Lot Size0.17 Acres
Days on Market27
Property Features for 86 Fernwood Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 2, Bedroom 4, Bedroom 3, Bedroom 1, Basement, Bathroom 1
Appliances
GasWaterHeater
Subdivision
Buffalo Crk Reservation
Lot features
Rectangular, Rectangular Lot
Elementary school district
Cheektowaga-Sloan
Middle school district
Cheektowaga-Sloan
High school district
Cheektowaga-Sloan
Directions
GPS - Clinton to Fernwood.
Standard status
Pending
APN
146800-123-360-0001-012-100
Size
1,925 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Annual Amount
3555
Utilities
Heating system
Natural Gas, Forced Air, Space Heater
Water source
Public
Amenities
off-street parking
Building Details
Year built
1930
Floors in Building
1
Number of units
2
Flooring type
Carpet, Vinyl, Varies
Building materials
VinylSiding
Roof type
Asphalt
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Ryan Carr · License #10401351211
(716) 200-7862
Added: Aug 3
Changed: Aug 22
Last Checked: Aug 29 at 5:06PM
MLS# B1703188
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 1930 duplex contains 1,925 square feet arranged as two residential units. Each unit offers two bedrooms, one full bathroom, a kitchen, and a living room, with basement space also included. Vinyl siding, an asphalt roof, public water, natural-gas heating, and a mix of carpet and vinyl flooring serve the property. The roof and windows are newer, and one hot water tank has been replaced more recently.
The property sits on a 0.1703-acre lot with off-street parking. Both units are occupied by month-to-month tenants, providing an existing residential income configuration with flexible lease timing. The address is 86 Fernwood Avenue in Buffalo, New York, with access to restaurants, shopping, downtown, and the thruway described in the property information. Cheektowaga schools are identified for the property.
The property sits on a 0.1703-acre lot with off-street parking. Both units are occupied by month-to-month tenants, providing an existing residential income configuration with flexible lease timing. The address is 86 Fernwood Avenue in Buffalo, New York, with access to restaurants, shopping, downtown, and the thruway described in the property information. Cheektowaga schools are identified for the property.
Key Highlights
- Two‑unit duplex with 1,925 square feet of total property size
- Each unit includes 2 bedrooms, 1 full bathroom, a kitchen, and a living room
- 0.1703‑acre lot with off‑street parking
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
$19,101
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
8.69%
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%
$382,020
$382.0K
Cap Rate 7%
$272,871
$272.9K
Cap Rate 9%
$212,233
$212.2K
Market Conditions
NOI Build-Up for 1,925 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
$28.9K $15.00/SF
− Vacancy
−$1.6K −$0.83/SF
EGI
$27.3K $14.17/SF
− OpEx
−$8.2K −$4.25/SF
NOI
$19.1K $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%
$382,020
Cap Rate 7%
$272,871
Cap Rate 9%
$212,233
Alternative Uses
Best Use
Multifamily LT 5
$272.9K
$238.8K – $318.4K
NOI $19,101 @ 7.0% cap · market cap 8.69%
Second Best
Apartment 5plus
$251.3K
$219.9K – $293.2K
NOI $17,593 @ 7.0% cap · market cap 8.00%
Theoretical Best
Office A
$462.9K
$405.1K – $540.1K
NOI $32,405 @ 7.0% cap · market cap 14.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
462
Businesses Nearby
Explore this area
Business Placement
Demographics for 14206, NY
21,706
Population
10,677
Households
2
Avg Household Size
38
Median Age
18%
College-Educated
87%
High-School Grad
5.0 sq mi
ZIP Area
4,341
Density / Sq Mi
$46,842
Median Household Income
$38,379
Median Earnings
$886
Median Rent
$111,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Income property with two matching layouts, updated exterior components, and tenant flexibility under month-to-month leases.
Where is this duplex located?
The property is located at 86 Fernwood Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $219,900.
What are key features of this property?
This property features: Two‑unit duplex with 1,925 square feet of total property size; Each unit includes 2 bedrooms, 1 full bathroom, a kitchen, and a living room; 0.1703‑acre lot with off‑street parking
