Gated Brick Residential Loft
118 Cottage Street Buffalo, NY 14201
New
118 Cottage Street, Buffalo, NY, 14201
$3,300,000
For Sale
$3,300,000
MULTI_FAMILY - Buffalo, NY
Property Size23,575 SF
Lot Size0.59 Acres
Price / SF$139.98
Days on Market1
Property Features for 118 Cottage Street
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 20
- Rooms
- Bedroom 19, Bedroom 7, Bedroom 20, Bedroom 11, Bedroom 8, Bedroom 4, Bedroom 15, Bedroom 14, Bedroom 3, Bedroom 5, Bedroom 10, Bedroom 12, Bedroom 2, Bedroom 16, Bedroom 17, Bedroom 13, Bedroom 1, Bedroom 6, Basement, Bedroom 9, Bedroom 18
- Parking features
- Garage
- Security features
- Security
- Exterior features
- BlacktopDriveway, ConcreteDriveway
- Appliances
- Dryer, ElectricOven, ElectricRange, GasOven, GasRange, GasWaterHeater, Refrigerator, Washer
- Standard status
- Active
- APN
- 140200-099-840-0007-016-000
- Size
- 23,575 SF
- Lot size
- 0.59 Acres
Taxes and HOA fees
- Tax Annual Amount
- 30655
Utilities
- Heating system
- Forced Air, Natural Gas
- Water source
- Public
Building Details
- Year built
- 1900
- Floors in Building
- 3
- Number of units
- 20
- Flooring type
- Tile, Varies, Hardwood
- Building materials
- Brick
- Roof type
- Asphalt, Shingle
Listing Agency
Gurney Becker & Bourne
(716) 849-1234
976 Delaware Ave, Buffalo, NY
Listed by
Carmelo A Parlato · License #10401209029
(716) 335-2227
Added: Jul 18 Checked: Jul 18 at 11:06 pm
MLS# B1698031
Listing URL
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.
Named the Cottage Street Lofts, 118, 120, and 126 Cottage Street comprise 20 gated residential units with parking for 26 vehicles. The buildings are brick construction with Italianate architecture and overlook Days Park, which is designed by Olmsted. Unit mix varies by building, with 118 Cottage Street featuring 1- and 2-bedroom layouts, and 120 and 126 Cottage Street offering multiple configurations of 1- and 2-bedroom units, including several two-story units with balconies or porches.
The property is located in the Allentown Historic Preservation District, and the public remarks describe it as within walking distance to the Buffalo Niagara Medical Campus. Each building is presented as having a gated entry and off-street parking.
This offering includes three addresses: 118 Cottage Street and 120 Cottage Street and 126 Cottage Street, with provided tax IDs for each site.
The property is located in the Allentown Historic Preservation District, and the public remarks describe it as within walking distance to the Buffalo Niagara Medical Campus. Each building is presented as having a gated entry and off-street parking.
This offering includes three addresses: 118 Cottage Street and 120 Cottage Street and 126 Cottage Street, with provided tax IDs for each site.
Key Highlights
- 20 gated residential units across 118, 120, and 126 Cottage Street, with parking for 26 vehicles
- Brick Italianate architecture in the Allentown Historic Preservation District, overlooking Olmstead‑designed Days Park
- 118 Cottage Street has 12 units: eight 1‑bedroom/1‑bath and four 2‑bedroom units with balconies/porches
Local Financial Insights For Apartment 5plus
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $410.2k | $17.40 |
| − Vacancy | −$18.5k | −$0.78 |
| EGI | $391.7k | $16.62 |
| − OpEx | −$176.3k | −$7.48 |
| NOI | $215.5k | $9.14 |
23,575 SF · lease $17.40/SF/yr · vacancy 4.50% · expense 45.00%
Alternative Uses
Best Use
Apartment 5plus
$3.08M
$2.69M – $3.59M
NOI $215,460 @ 7.0% cap · market cap 6.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.67M
$4.96M – $6.61M
NOI $396,852 @ 7.0% cap · market cap 12.03%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
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FAQs
What type of property is this?
Apartment building - Cottage Street Lofts offer 20 gated residential units with off-street parking across three brick buildings.
Where is this apartment building located?
The property is located at 118 Cottage Street Buffalo, NY.
What is the asking price?
The asking price for this property is $3,300,000.
What are key features of this property?
This property features: 20 gated residential units across 118, 120, and 126 Cottage Street, with parking for 26 vehicles; Brick Italianate architecture in the Allentown Historic Preservation District, overlooking Olmstead‑designed Days Park; 118 Cottage Street has 12 units: eight 1‑bedroom/1‑bath and four 2‑bedroom units with balconies/porches
