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    Renovated Duplex Near UB Campus Title is generated by Realmo AI

    95 Custer Street, Buffalo, NY 14214

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    For Sale
    $294,900

    MULTI_FAMILY - Other - Buffalo, NY

    Property size:
    2,304 SF
    Lot size:
    0.08 Acres
    Price / SF:
    $127/SF
    Added:
    May 8, 2026
    Days on Market:
    9
    Last Refresh:
    May 16 at 4:06 pm

    Property Features for 95 Custer Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    5
    Bathrooms
    2
    Rooms
    Bedroom 2, Basement, Bathroom 2, Bedroom 3, Bedroom 4, Bathroom 1, Bedroom 5, Bedroom 1
    Patio and Porch features
    Porch
    Interior features
    CeilingFans, Storage, NaturalWoodwork
    Exterior features
    Balcony, Fence
    Fencing
    Fenced
    Appliances
    GasWaterHeater
    Standard status
    Active
    APN
    140200-079-540-0004-071-000
    Size
    2,304 SF
    Lot size
    0.08 Acres

    Taxes and HOA fees

    Tax Annual Amount
    1924

    Utilities

    Heating system
    Forced Air, Natural Gas
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1910
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Varies, Vinyl, Hardwood, Tile, Carpet
    Building materials
    AtticCrawlHatchwaysInsulated, CompositeSiding, CopperPlumbing, PexPlumbing
    Roof type
    Shingle, Asphalt
    Architectural style
    Other
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Joan Mauro

    Listing agent Joan Mauro License #10401267709

    Listing office Prestige Family Realty 2930 Sweet Home Rd, N. Tonawanda, NY

    Listing date May 8, 2026

    MLS# B1679592 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.

    HighLights

    • Completely renovated duplex with over $100k in improvements.
    • New electric & plumbing (2025) and new tear‑off roof with transferable warranty (2026).
    • Ideally located minutes from UB South Campus, public transportation, shops, and restaurants.
    • Each unit features updated bathrooms, new appliances, flooring, and modern lighting.
    • Previously rented for $1,500 per unit, offering immediate income potential.
    • Central Air Conditioning.

    Overview

    This renovated duplex is located minutes from the UB South Campus, public transportation, and the shops and restaurants along Main Street. The property contains 2 units. Each freshly painted unit features updated bathrooms, new appliances, flooring, and modern lighting fixtures. The property offers a clean and stylish feel for tenants or owner-occupants. The property was previously rented for $1,500 per unit. The lot size is 0.0764 acres, and the property size is 2304 square feet. New electric and plumbing are planned for 2025. A new tear-off roof with a transferable warranty is planned for 2026.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $254.0K
    NOI $22,861 @ 9.00% cap · cautious / downside scenario
    Moderate
    $326.6K
    NOI $22,861 @ 7.00% cap · market / base-case scenario
    Aggressive
    $457.2K
    NOI $22,861 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    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.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $34.6k $15.00
    − Vacancy −$1.9k −$0.83
    EGI $32.7k $14.17
    − OpEx −$9.8k −$4.25
    NOI $22.9k $9.92
    2,304 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $326.6K
    $285.8K – $381.0K (±1% cap)
    NOI $22,861 @ 7.0% cap · market cap 7.75%
    Second Best
    Apartment 5plus
    $300.8K
    $263.2K – $351.0K (±1% cap)
    NOI $21,057 @ 7.0% cap · market cap 7.14%
    Theoretical Best
    Office A
    $554.1K
    $484.8K – $646.4K (±1% cap)
    NOI $38,785 @ 7.0% cap · market cap 13.15%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    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
    Buffalo
    County
    Erie
    State
    New York
    Longitude
    -78.830822
    Latitude
    42.950373

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    FAQs

    What type of property is this?
    Duplex - Completely renovated duplex near UB South Campus, ready for occupancy.
    Where is this duplex located?
    The property is located at 95 Custer Street Buffalo, NY.
    What is the asking price?
    The asking price for this property is $294,900.
    What are key features of this property?
    This property features: Completely renovated duplex with over $100k in improvements.; New electric & plumbing (2025) and new tear‑off roof with transferable warranty (2026).; Ideally located minutes from UB South Campus, public transportation, shops, and restaurants.
    (716) 381-2150
    We can help!
    Listing Contact
    Joan Mauro
    Real Estate License ID: 10401267709
    Learn More
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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.

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