Triplex with Detached
New
For Sale
$264,900
1086 Niagara Falls Boulevard, North Tonawanda, NY 14120
Three apartments occupy a 1879 residence with separate utilities, shared site improvements, and flexible owner-occupant potential.
Property Size2,648 SF
Days on Market6
Property Features for 1086 Niagara Falls Boulevard
General Information
Standard status
Active
Size
2,648 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$5,397
Building Details
Building Size
2,648 SF
Year Built
1879
Listing Agency:
Element Realty Services
(716) 481-3770
Listed By:
David D Weitzel · License #10491210716
(716) 481-3770
Source:
Highfallssir
Added: Aug 24
Changed: Aug 29
Last Checked: Aug 29 at 7:26PM
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 Element Realty Services
Investment Insights
Based on property information with market context.
Built in 1879, this 2,648-square-foot residence is configured as three separate apartments totaling four bedrooms and three full baths. The largest unit includes two bedrooms, a living room, formal dining room, and covered porch, while the other apartments each provide one bedroom and dedicated living space. Natural woodwork and portions of hardwood flooring retain elements of the original interior character.
Separate gas and electric meters, three heating units, a blacktop driveway, and a detached two-car garage support the current multifamily setup. The property occupies a 279-by-285-foot corner lot with substantial green space. Located at 1086 Niagara Falls Boulevard in North Tonawanda, it is near the Wurlitzer complex and within walking distance of Woodcock Brothers Brewing Company, Fattey Beer Co., and Platter's Chocolate Factory.
The layout supports continued use as a three-unit property, owner occupancy with rental units, or a possible return to single-family use, subject to applicable requirements.
Separate gas and electric meters, three heating units, a blacktop driveway, and a detached two-car garage support the current multifamily setup. The property occupies a 279-by-285-foot corner lot with substantial green space. Located at 1086 Niagara Falls Boulevard in North Tonawanda, it is near the Wurlitzer complex and within walking distance of Woodcock Brothers Brewing Company, Fattey Beer Co., and Platter's Chocolate Factory.
The layout supports continued use as a three-unit property, owner occupancy with rental units, or a possible return to single-family use, subject to applicable requirements.
Key Highlights
- Three‑unit configuration with four bedrooms and three full baths
- 2,648 sq. ft. residence built in 1879
- 279' x 285' corner lot with substantial green space
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
$23,256
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
8.78%
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%
$465,120
$465.1K
Cap Rate 7%
$332,229
$332.2K
Cap Rate 9%
$258,400
$258.4K
Market Conditions
NOI Build-Up for 2,648 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
$35.6K $13.44/SF
− Vacancy
−$2.4K −$0.89/SF
EGI
$33.2K $12.55/SF
− OpEx
−$10.0K −$3.76/SF
NOI
$23.3K $8.78/SF
Area
Niagara County, NY
Vacancy
6.65%
Lease Rate
$13.44 /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%
$465,120
Cap Rate 7%
$332,229
Cap Rate 9%
$258,400
Alternative Uses
Best Use
Multifamily LT 5
$332.2K
$290.7K – $387.6K
NOI $23,256 @ 7.0% cap · market cap 8.78%
Second Best
Apartment 5plus
$294.9K
$258.0K – $344.0K
NOI $20,642 @ 7.0% cap · market cap 7.79%
Theoretical Best
Warehouse
$2.25M
$1.97M – $2.63M
NOI $157,500 @ 7.0% cap · market cap 59.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
300
Businesses Nearby
Explore this area
Business Placement
Demographics for 14120, NY
44,538
Population
20,367
Households
2.2
Avg Household Size
45
Median Age
30%
College-Educated
94%
High-School Grad
32.6 sq mi
ZIP Area
1,366
Density / Sq Mi
$76,608
Median Household Income
$47,014
Median Earnings
$932
Median Rent
$205,300
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?
Triplex - Three apartments occupy a 1879 residence with separate utilities, shared site improvements, and flexible owner-occupant potential.
Where is this triplex located?
The property is located at 1086 Niagara Falls Boulevard North Tonawanda, NY.
What is the asking price?
The asking price for this property is $264,900.
What are key features of this property?
This property features: Three‑unit configuration with four bedrooms and three full baths; 2,648 sq. ft. residence built in 1879; 279' x 285' corner lot with substantial green space
