Renovated Duplex with Full
For Sale
$269,900
113 Donaldson Road, Buffalo, NY 14208
Two residential levels feature updated kitchens, bathrooms, flooring, electrical, and heating systems.
Property Size2,676 SF
Days on Market22
Property Features for 113 Donaldson Road
General Information
Standard status
Active
Size
2,676 SF
Property subtype
Multi Family Home
Units
Unit Mix
2 x 3BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,935
Building Details
Building Size
2,676 SF
Year Built
1890
Buildings
1
Stories
2
Units
2
Listing Agency:
Keller Williams Realty WNY
(716) 946-2700
Listed By:
Syed J Rizvi · License #10401279412
(716) 946-2700
Source:
Homeprocny
Added: Jul 24
Changed: Aug 9
Last Checked: Aug 13 at 12:09PM
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 Keller Williams Realty WNY
Investment Insights
Based on property information with market context.
This duplex, built in 1890, has been substantially renovated across both residential floors. The first level includes three bedrooms, a bonus room, a new kitchen, and a newly tiled bathroom. The upper level provides three bedrooms, a full new bathroom, and another new kitchen. Recent improvements include a new roof, new flooring, updated electrical service with circuit breakers, and new furnaces.
Additional building features include a full dry basement with a stone foundation and a full attic. The property is located at 113 Donaldson Road in Buffalo, NY 14208.
Additional building features include a full dry basement with a stone foundation and a full attic. The property is located at 113 Donaldson Road in Buffalo, NY 14208.
Key Highlights
- Two‑level duplex with three bedrooms on each floor
- First floor includes a bonus room, new kitchen, and newly tiled bathroom
- Second floor includes a new kitchen and full new bathroom
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
$24,457
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
9.06%
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%
$489,140
$489.1K
Cap Rate 7%
$349,386
$349.4K
Cap Rate 9%
$271,744
$271.7K
Market Conditions
NOI Build-Up for 2,676 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
$46.6K $17.40/SF
− Vacancy
−$2.1K −$0.78/SF
EGI
$44.5K $16.62/SF
− OpEx
−$20.0K −$7.48/SF
NOI
$24.5K $9.14/SF
Area
Buffalo, NY
Vacancy
4.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
45.00%
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%
$489,140
Cap Rate 7%
$349,386
Cap Rate 9%
$271,744
Alternative Uses
Best Use
Multifamily LT 5
$379.3K
$331.9K – $442.6K
NOI $26,553 @ 7.0% cap · market cap 9.84%
Second Best
Apartment 5plus
$349.4K
$305.7K – $407.6K
NOI $24,457 @ 7.0% cap · market cap 9.06%
Theoretical Best
Office A
$643.5K
$563.1K – $750.8K
NOI $45,047 @ 7.0% cap · market cap 16.69%
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
688
Businesses Nearby
Explore this area
Business Placement
Demographics for 14208, NY
12,088
Population
5,884
Households
2.1
Avg Household Size
33
Median Age
23%
College-Educated
85%
High-School Grad
1.2 sq mi
ZIP Area
10,073
Density / Sq Mi
$46,940
Median Household Income
$23,804
Median Earnings
$932
Median Rent
$118,900
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 residential levels feature updated kitchens, bathrooms, flooring, electrical, and heating systems.
Where is this duplex located?
The property is located at 113 Donaldson Road Buffalo, NY.
What is the asking price?
The asking price for this property is $269,900.
What are key features of this property?
This property features: Two‑level duplex with three bedrooms on each floor; First floor includes a bonus room, new kitchen, and newly tiled bathroom; Second floor includes a new kitchen and full new bathroom
