Two-Unit Duplex
101 CUSTER ST Buffalo, NY 14214
For Sale
$189,900
Pending
Two-unit duplex features separate utilities, a driveway, garage, full basement, and full attic.
Property Size1,695 SF
Days on Market276
Property Features for 101 CUSTER ST
General Information
- Standard status
- Pending
- Size
- 1,695 SF
- Property subtype
- Multi-Family
Building Details
- Year Built
- 1925
Listing Agency:
Gurney Becker & Bourne
(716) 335-2227
Listed By:
Carmelo Parlato · License #10401209029
(716) 335-2227
Source:
Xome
Added: Oct 22, 2025
Changed: Jul 23
Last Checked: Jul 24 at 5:32AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Gurney Becker & Bourne
Investment Insights
Based on property information with market context.
This two-unit duplex offers a practical layout with a driveway, garage, full basement, and full attic. Each unit has separate utilities, providing independent service for tenants. The lower unit includes three bedrooms and one full bath, with a living room open to the kitchen; it is currently vacant. The kitchen includes updated butcher block counters. The upper unit is also a three-bedroom, one-bath apartment and is currently occupied on a month-to-month basis.
The property is located in the University District and is near Shoshone Park, with bike paths and walking paths connecting to the Buffalo Rails to Trails System. It is also described as being 0.2 miles to Main Street and about 1 mile to the University of Buffalo South Campus.
For showing coordination, second showings for the second-floor unit can be scheduled Thursday 2/19 between 5–6pm and Saturday 2/21 between 12 noon and 1pm. Offers are due Saturday by 5pm.
The property is located in the University District and is near Shoshone Park, with bike paths and walking paths connecting to the Buffalo Rails to Trails System. It is also described as being 0.2 miles to Main Street and about 1 mile to the University of Buffalo South Campus.
For showing coordination, second showings for the second-floor unit can be scheduled Thursday 2/19 between 5–6pm and Saturday 2/21 between 12 noon and 1pm. Offers are due Saturday by 5pm.
Key Highlights
- Two‑unit duplex with separate utilities for each unit
- 3‑bedroom/1‑bath lower unit is currently vacant
- Upper unit is 3‑bedroom/1‑bath and is occupied on a month‑to‑month basis for $925/month
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $25.4k | $15.00 |
| − Vacancy | −$1.4k | −$0.83 |
| EGI | $24.0k | $14.17 |
| − OpEx | −$7.2k | −$4.25 |
| NOI | $16.8k | $9.92 |
1,695 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$240.3K
$210.2K – $280.3K
NOI $16,819 @ 7.0% cap · market cap 8.86%
Second Best
Apartment 5plus
$221.3K
$193.6K – $258.2K
NOI $15,491 @ 7.0% cap · market cap 8.16%
Theoretical Best
Office A
$407.6K
$356.7K – $475.6K
NOI $28,533 @ 7.0% cap · market cap 15.03%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Duplexes
FAQs
What type of property is this?
Duplex - Two-unit duplex features separate utilities, a driveway, garage, full basement, and full attic.
Where is this duplex located?
The property is located at 101 CUSTER ST Buffalo, NY.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: Two‑unit duplex with separate utilities for each unit; 3‑bedroom/1‑bath lower unit is currently vacant; Upper unit is 3‑bedroom/1‑bath and is occupied on a month‑to‑month basis for $925/month
