Duplex Property with
For Sale
$350,000
111 Behm Road, West Falls, NY 14170
Residential, West Falls, NY
Property Size1,760 SF
Lot Size6.50 Acres
Price / SF$198.86
Days on Market93
Property Features for 111 Behm Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 1, Bathroom 1, Bathroom 2, Bedroom 2
Patio and Porch features
Porch, Deck
Exterior features
Deck
Appliances
GasWaterHeater
Subdivision
Aurora
Lot features
Agricultural, Rectangular, Rectangular Lot, Wooded
Elementary school district
East Aurora
Middle school district
East Aurora
High school district
East Aurora
Standard status
Active
APN
142489-199-000-0004-009-200
Size
1,760 SF
Lot size
6.50 Acres
Taxes and HOA fees
Tax Annual Amount
6893
Utilities
Sewer type
Septic Tank
Heating system
Baseboard, Natural Gas
Water source
Public
Building Details
Year built
1998
Floors in Building
2
Number of units
2
Flooring type
Varies, Carpet, Vinyl
Building materials
VinylSiding, WoodSiding, CopperPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
MLS Nation Realty LLC
(888) 657-4968
Listed By:
Thomas J Mazzone · License #10491213404
(716) 310-3102
Added: Jun 22
Changed: Sep 17
Last Checked: Sep 22 at 4:06PM
MLS# B1690031
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 duplex-style residential property contains 1,760 square feet arranged as a two-bedroom, one-bath unit and a one-bedroom, one-bath unit. Built in 1998, the home features vinyl and wood siding, asphalt roofing, natural-gas baseboard heat, public water, and a septic tank. A garage, porch, and deck add functional amenity space.
The property encompasses 6.5 acres and includes two substantial outbuildings suited to storage, workshop, hobby-farm, recreational-vehicle, or business-related use. The acreage and building mix provide room for varied residential and support functions. The property is located at 111 Behm Road in West Falls, Erie County, New York, and is offered for sale as part of a package with an adjacent single-family residence.
The property encompasses 6.5 acres and includes two substantial outbuildings suited to storage, workshop, hobby-farm, recreational-vehicle, or business-related use. The acreage and building mix provide room for varied residential and support functions. The property is located at 111 Behm Road in West Falls, Erie County, New York, and is offered for sale as part of a package with an adjacent single-family residence.
Key Highlights
- 6.5‑acre property at 111 Behm Road, West Falls, NY 14170
- Two residential units: 2/1 and 1/1
- 1,760 square feet of living 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
$11,316
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
3.23%
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%
$226,320
$226.3K
Cap Rate 7%
$161,657
$161.7K
Cap Rate 9%
$125,733
$125.7K
Market Conditions
NOI Build-Up for 1,760 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
$24.3K $13.80/SF
− Vacancy
−$8.1K −$4.61/SF
EGI
$16.2K $9.19/SF
− OpEx
−$4.8K −$2.76/SF
NOI
$11.3K $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%
$226,320
Cap Rate 7%
$161,657
Cap Rate 9%
$125,733
Alternative Uses
Best Use
Multifamily LT 5
$161.7K
$141.5K – $188.6K
NOI $11,316 @ 7.0% cap · market cap 3.23%
Second Best
Apartment 5plus
$145.2K
$127.0K – $169.4K
NOI $10,162 @ 7.0% cap · market cap 2.90%
Theoretical Best
Office A
$384.7K
$336.7K – $448.9K
NOI $26,932 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
Explore this area
Business Placement
Demographics for 14170, NY
2,248
Population
964
Households
2.3
Avg Household Size
50
Median Age
37%
College-Educated
96%
High-School Grad
13.4 sq mi
ZIP Area
168
Density / Sq Mi
$112,665
Median Household Income
$66,354
Median Earnings
$950
Median Rent
$295,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property offering flexible space for rental, guest, multigenerational, or caretaker arrangements.
Where is this duplex located?
The property is located at 111 Behm Road West Falls, NY.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 6.5‑acre property at 111 Behm Road, West Falls, NY 14170; Two residential units: 2/1 and 1/1; 1,760 square feet of living space
