Renovated Side-by-Side
For Sale
$299,000
1 Brookhaven Drive, Buffalo, NY 14225
Residential, Buffalo, NY
Property Size2,068 SF
Lot Size0.12 Acres
Price / SF$144.58
Days on Market13
Property Features for 1 Brookhaven Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 5, Basement, Bedroom 4, Bedroom 2, Bedroom 3, Bathroom 1
Parking features
Garage
Appliances
GasWaterHeater
Subdivision
Holland Land Company's Su
Lot features
Irregular Lot, Near Public Transit, Residential Lot
Elementary school district
Cleveland Hill
Middle school district
Cleveland Hill
High school district
Cleveland Hill
Standard status
Active
APN
143089-091-140-0012-040-000
Size
2,068 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Annual Amount
4759
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Amenities
first-floor laundry
backyard
Building Details
Year built
1941
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Varies
Building materials
Frame, VinylSiding
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Thejan Kodituwakku · License #10401342241
(716) 292-8756
Added: Aug 12
Changed: Aug 22
Last Checked: Aug 24 at 6:06PM
MLS# B1705595
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 side-by-side duplex in Buffalo, NY contains 2,068 square feet across two separate residences. One unit has three bedrooms and first-floor laundry, while the second provides two bedrooms. Recent improvements include the roof, windows, kitchens, bathrooms, and flooring. The homes feature frame construction with vinyl siding, asphalt roofing, vinyl flooring in portions of the property, natural-gas forced-air heat, and a gas water heater.
Each residence has its own driveway, complemented by a two-car garage and a 0.12-acre backyard. Built in 1941, the property is served by public water and includes basement space. The separate layouts support both independent occupancy and rental use without combining the two living areas.
Each residence has its own driveway, complemented by a two-car garage and a 0.12-acre backyard. Built in 1941, the property is served by public water and includes basement space. The separate layouts support both independent occupancy and rental use without combining the two living areas.
Key Highlights
- 2,068 square feet configured as a side‑by‑side duplex
- Two residences with 3‑bedroom and 2‑bedroom layouts
- Updated roof, windows, kitchens, bathrooms, and flooring
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
$20,520
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
6.86%
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%
$410,400
$410.4K
Cap Rate 7%
$293,143
$293.1K
Cap Rate 9%
$228,000
$228.0K
Market Conditions
NOI Build-Up for 2,068 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
$31.0K $15.00/SF
− Vacancy
−$1.7K −$0.83/SF
EGI
$29.3K $14.17/SF
− OpEx
−$8.8K −$4.25/SF
NOI
$20.5K $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%
$410,400
Cap Rate 7%
$293,143
Cap Rate 9%
$228,000
Alternative Uses
Best Use
Multifamily LT 5
$293.1K
$256.5K – $342.0K
NOI $20,520 @ 7.0% cap · market cap 6.86%
Second Best
Apartment 5plus
$270.0K
$236.3K – $315.0K
NOI $18,900 @ 7.0% cap · market cap 6.32%
Theoretical Best
Office A
$497.3K
$435.2K – $580.2K
NOI $34,812 @ 7.0% cap · market cap 11.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
417
Businesses Nearby
Explore this area
Business Placement
Demographics for 14225, NY
34,066
Population
16,253
Households
2.1
Avg Household Size
41
Median Age
29%
College-Educated
93%
High-School Grad
11.5 sq mi
ZIP Area
2,962
Density / Sq Mi
$65,562
Median Household Income
$44,408
Median Earnings
$937
Median Rent
$154,500
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 - Two independent residences offer updated interiors, separate driveways, and shared access to a two-car garage and backyard.
Where is this duplex located?
The property is located at 1 Brookhaven Drive Buffalo, NY.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 2,068 square feet configured as a side‑by‑side duplex; Two residences with 3‑bedroom and 2‑bedroom layouts; Updated roof, windows, kitchens, bathrooms, and flooring
