Duplex with New
For Sale
$339,000
112 Fairfield Avenue, Buffalo, NY 14214
Two three-bedroom units offer updated baths, generous living areas, front porches, and off-street parking near neighborhood amenities.
Property Size2,170 SF
Days on Market20
Property Features for 112 Fairfield Avenue
General Information
Standard status
Active
Size
2,170 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,052
Amenities
front porches
backyard
Building Details
Building Size
2,170 SF
Year Built
1925
Listing Agency:
HUNT Real Estate ERA
(716) 400-4295
Listed By:
Timothy Ranallo · License #40RA0947411
(716) 400-4295
Source:
Highfallssir
Added: Aug 5
Changed: Aug 23
Last Checked: Aug 24 at 2:12PM
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 HUNT Real Estate ERA
Investment Insights
Based on property information with market context.
This 1925 duplex contains two three-bedroom residences with separate living and dining areas. The lower unit features a recently installed kitchen and bathroom, hardwood floors, natural woodwork, and a spacious interior. The upper residence includes a bright living room, formal dining room, large kitchen, newer full bath, and three bedrooms. Both apartments have front porches, while the property also provides an expansive backyard and off-street parking.
The property is located at 112 Fairfield Avenue in Buffalo, near Amherst Street and Starin Avenue, with access to the Parkside and Hertel Avenue areas. Mechanical systems are described as solid, and the building has a 50-year architectural tear-off roof that is less than one year old. The configuration supports either owner occupancy or continued use as a two-unit residential income property.
The property is located at 112 Fairfield Avenue in Buffalo, near Amherst Street and Starin Avenue, with access to the Parkside and Hertel Avenue areas. Mechanical systems are described as solid, and the building has a 50-year architectural tear-off roof that is less than one year old. The configuration supports either owner occupancy or continued use as a two-unit residential income property.
Key Highlights
- Two three‑bedroom units with separate living and dining areas
- Lower unit includes a new kitchen, updated bathroom, hardwood floors, and natural woodwork
- Upper unit features a large kitchen and newer full bath
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
$21,532
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
6.35%
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%
$430,640
$430.6K
Cap Rate 7%
$307,600
$307.6K
Cap Rate 9%
$239,244
$239.2K
Market Conditions
NOI Build-Up for 2,170 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
$32.6K $15.00/SF
− Vacancy
−$1.8K −$0.83/SF
EGI
$30.8K $14.17/SF
− OpEx
−$9.2K −$4.25/SF
NOI
$21.5K $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%
$430,640
Cap Rate 7%
$307,600
Cap Rate 9%
$239,244
Alternative Uses
Best Use
Multifamily LT 5
$307.6K
$269.2K – $358.9K
NOI $21,532 @ 7.0% cap · market cap 6.35%
Second Best
Apartment 5plus
$283.3K
$247.9K – $330.5K
NOI $19,832 @ 7.0% cap · market cap 5.85%
Theoretical Best
Office A
$521.8K
$456.6K – $608.8K
NOI $36,529 @ 7.0% cap · market cap 10.78%
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
903
Businesses Nearby
Explore this area
Business Placement
Demographics for 14214, NY
20,732
Population
9,280
Households
2.2
Avg Household Size
32
Median Age
46%
College-Educated
90%
High-School Grad
3.3 sq mi
ZIP Area
6,282
Density / Sq Mi
$56,573
Median Household Income
$29,928
Median Earnings
$1,072
Median Rent
$234,600
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 three-bedroom units offer updated baths, generous living areas, front porches, and off-street parking near neighborhood amenities.
Where is this duplex located?
The property is located at 112 Fairfield Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $339,000.
What are key features of this property?
This property features: Two three‑bedroom units with separate living and dining areas; Lower unit includes a new kitchen, updated bathroom, hardwood floors, and natural woodwork; Upper unit features a large kitchen and newer full bath
