Two-Unit Duplex with Detached
For Sale
$364,900
Pending
102 Prospect Avenue, Hamburg, NY 14075
MULTI_FAMILY - Other - Hamburg, NY
Property Size2,673 SF
Lot Size0.40 Acres
Days on Market97
Property Features for 102 Prospect Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential 2 Unit
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bedroom 4, Basement, Bedroom 1, Bathroom 2, Bedroom 2
Parking features
Garage
Appliances
GasWaterHeater
Lot features
Irregular Lot, Near Public Transit, Residential Lot
Elementary school
Union Pleasant Avenue Elementary
Middle school
Hamburg Middle
High school
Hamburg High
Elementary school district
Hamburg
Middle school district
Hamburg
High school district
Hamburg
Subdivision
Hamburg-Village-144803
Standard status
Pending
APN
144803-196-050-0009-014-000
Size
2,673 SF
Lot size
0.40 Acres
Taxes and HOA fees
Tax Annual Amount
8785
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1828
Floors in Building
2
Number of units
2
Flooring type
Tile, Hardwood, Varies
Building materials
Stucco
Roof type
Shingle
Architectural style
Other
Listing Agency:
Keller Williams Realty Lancaster
(716) 324-2300
Listed By:
Melissa Ann Liberatore · License #10401271191
(716) 218-0488
Added: May 5
Changed: Aug 2
Last Checked: Aug 9 at 2:06PM
MLS# B1678840
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 two-unit duplex is configured as an upper and lower residence, with each unit featuring two bedrooms and one full bath. The property includes a detached garage with parking for two cars, along with a basement. Interior finishes include a mix of tile, hardwood, and varied flooring.
The home is situated on a 0.404-acre lot and has a total property size of 2,673 square feet. Construction materials include stucco, and the roof is shingle. Heating is forced air with natural gas, and there is a gas water heater. Water service is public.
Built in 1828, this duplex presents a practical option for an owner-occupant with one unit and rental income from the other. The open house is for the vacant upper unit only.
The home is situated on a 0.404-acre lot and has a total property size of 2,673 square feet. Construction materials include stucco, and the roof is shingle. Heating is forced air with natural gas, and there is a gas water heater. Water service is public.
Built in 1828, this duplex presents a practical option for an owner-occupant with one unit and rental income from the other. The open house is for the vacant upper unit only.
Key Highlights
- Two‑unit upper/lower duplex configuration
- Each unit has 2 bedrooms and 1 full bath
- 0.404‑acre lot
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
$17,187
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
4.71%
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%
$343,740
$343.7K
Cap Rate 7%
$245,529
$245.5K
Cap Rate 9%
$190,967
$191.0K
Market Conditions
NOI Build-Up for 2,673 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
$36.9K $13.80/SF
− Vacancy
−$12.3K −$4.61/SF
EGI
$24.6K $9.19/SF
− OpEx
−$7.4K −$2.76/SF
NOI
$17.2K $6.43/SF
Area
Erie County, NY
Vacancy
33.44%
Lease Rate
$13.80 /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%
$343,740
Cap Rate 7%
$245,529
Cap Rate 9%
$190,967
Alternative Uses
Best Use
Multifamily LT 5
$245.5K
$214.8K – $286.5K
NOI $17,187 @ 7.0% cap · market cap 4.71%
Second Best
Apartment 5plus
$220.5K
$192.9K – $257.2K
NOI $15,433 @ 7.0% cap · market cap 4.23%
Theoretical Best
Office A
$584.3K
$511.3K – $681.7K
NOI $40,903 @ 7.0% cap · market cap 11.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,047
Businesses Nearby
Explore this area
Business Placement
Demographics for 14075, NY
44,053
Population
20,164
Households
2.2
Avg Household Size
46
Median Age
38%
College-Educated
96%
High-School Grad
39.4 sq mi
ZIP Area
1,118
Density / Sq Mi
$82,083
Median Household Income
$50,934
Median Earnings
$1,129
Median Rent
$246,100
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 - Upper and lower duplex units each offer two bedrooms and one full bath, with off-street parking in a two-car detached garage.
Where is this duplex located?
The property is located at 102 Prospect Avenue Hamburg, NY.
What is the asking price?
The asking price for this property is $364,900.
What are key features of this property?
This property features: Two‑unit upper/lower duplex configuration; Each unit has 2 bedrooms and 1 full bath; 0.404‑acre lot
