Duplex With Updated
For Sale
$249,999
114 Roesch Avenue, Buffalo, NY 14207
Updated mechanical systems support rental operations and owner-occupant use.
Property Size2,498 SF
Days on Market15
Property Features for 114 Roesch Avenue
General Information
Standard status
Active
Size
2,498 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,719
Building Details
Building Size
2,498 SF
Year Built
1920
Buildings
1
Listing Agency:
Homester
(716) 445-2782
Listed By:
Thomas Odojewski · License #10491210935
(716) 445-2782
Source:
Highfallssir
Added: Aug 10
Changed: Aug 23
Last Checked: Aug 24 at 2:35PM
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 Homester
Investment Insights
Based on property information with market context.
This two-unit residential property includes generous room proportions, functional floor plans, vinyl flooring, and newer carpeting. Major mechanical systems have been updated, supporting ongoing occupancy and reducing the need for near-term system replacement. Built in 1920, the duplex offers a combination of established construction and refreshed interior finishes.
The property is located at 114 Roesch Avenue in Buffalo’s Riverside neighborhood. It is positioned for either continued rental use or an owner-occupancy arrangement, with one unit available for the owner and the other used as a rental. Existing rental income is reported, providing an operating history for prospective purchasers.
The property is located at 114 Roesch Avenue in Buffalo’s Riverside neighborhood. It is positioned for either continued rental use or an owner-occupancy arrangement, with one unit available for the owner and the other used as a rental. Existing rental income is reported, providing an operating history for prospective purchasers.
Key Highlights
- Two‑unit duplex at 114 Roesch Avenue, Buffalo, NY 14207
- Major mechanical systems have been updated
- Vinyl flooring and newer carpeting in both units
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
$22,830
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
9.13%
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%
$456,600
$456.6K
Cap Rate 7%
$326,143
$326.1K
Cap Rate 9%
$253,667
$253.7K
Market Conditions
NOI Build-Up for 2,498 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
$43.5K $17.40/SF
− Vacancy
−$2.0K −$0.78/SF
EGI
$41.5K $16.62/SF
− OpEx
−$18.7K −$7.48/SF
NOI
$22.8K $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%
$456,600
Cap Rate 7%
$326,143
Cap Rate 9%
$253,667
Alternative Uses
Best Use
Multifamily LT 5
$354.1K
$309.8K – $413.1K
NOI $24,786 @ 7.0% cap · market cap 9.91%
Second Best
Apartment 5plus
$326.1K
$285.4K – $380.5K
NOI $22,830 @ 7.0% cap · market cap 9.13%
Theoretical Best
Office A
$600.7K
$525.6K – $700.8K
NOI $42,050 @ 7.0% cap · market cap 16.82%
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
409
Businesses Nearby
Explore this area
Business Placement
Demographics for 14207, NY
26,006
Population
11,317
Households
2.3
Avg Household Size
32
Median Age
19%
College-Educated
79%
High-School Grad
3.9 sq mi
ZIP Area
6,668
Density / Sq Mi
$38,951
Median Household Income
$33,851
Median Earnings
$943
Median Rent
$111,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Updated mechanical systems support rental operations and owner-occupant use.
Where is this duplex located?
The property is located at 114 Roesch Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $249,999.
What are key features of this property?
This property features: Two‑unit duplex at 114 Roesch Avenue, Buffalo, NY 14207; Major mechanical systems have been updated; Vinyl flooring and newer carpeting in both units
