Duplex with Attached
12 Grandview Dr, Amherst, NY 14228
For Sale
New
$379,900
Both units are occupied, with a three-bedroom lower layout and a flexible upper floor.
Property Size2,236 SF
Days on Market3
Property Features for 12 Grandview Dr
General Information
Standard status
Size
Total Parking Spaces
Property subtype
Occupancy
Units
Unit Mix
Multifamily Units
Additional Details
Public Transit
Tenant in Place
Taxes and HOA fees
Annual Taxes
Amenities
yard
patio
storage shed
Building Details
Building Size
Year Built
Buildings
Stories
Units
Tenancy
Listing Agency:
Keller Williams Realty Buffalo Northtowns
Listed By:
Richard Glogowski · License NY #10301201109
(716) 984-8208
Source:
Elliman
Added: Nov 12
Last Checked: Nov 12 at 2:17PM
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 Buffalo Northtowns
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Investment Insights
Based on property information with market context.
Built in 1971, this Amherst duplex has two occupied units. The lower apartment includes three bedrooms and one bathroom. Upstairs, the two-bedroom layout has an added wall that can create a third bedroom, office, or den. An attached garage accommodates two cars, while the yard includes a patio and storage shed.
The property is minutes from the University at Buffalo, Wegmans, Tops, shopping, major commuter routes, and public transportation. WalkScore is 61 and bikeScore is 42.
The property is minutes from the University at Buffalo, Wegmans, Tops, shopping, major commuter routes, and public transportation. WalkScore is 61 and bikeScore is 42.
Key Highlights
- Two‑family duplex with both units tenant‑occupied
- Lower unit offers 3 bedrooms and 1 bathroom
- Upper unit has 2 bedrooms and an added wall for a possible third bedroom, office, or den
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$29,373
Cap Rate
7.73%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$587,460
$587.5K
Cap Rate 7%
$419,614
$419.6K
Cap Rate 9%
$326,367
$326.4K
Market Conditions
NOI Build-Up for 2,236 SF
Gross rent
$44.3K $19.80/SF
− Vacancy
−$2.3K −$1.03/SF
EGI
$42.0K $18.77/SF
− OpEx
−$12.6K −$5.63/SF
NOI
$29.4K $13.14/SF
Area
Amherst, NY
Vacancy
5.22%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$587,460
Cap Rate 7%
$419,614
Cap Rate 9%
$326,367
Alternative Uses
Best Use
Multifamily LT 5
$419.6K
$367.2K – $489.6K
NOI $29,373 @ 7.0% cap · market cap 7.73%
Second Best
Apartment 5plus
$386.5K
$338.2K – $450.9K
NOI $27,055 @ 7.0% cap · market cap 7.12%
Theoretical Best
Office A
$576.2K
$504.2K – $672.3K
NOI $40,337 @ 7.0% cap · market cap 10.62%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
Property Analytics
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
406
Businesses Nearby
Explore this area
Business Placement
Demographics for 14228, NY
23,945
Population
10,601
Households
2.3
Avg Household Size
32
Median Age
49%
College-Educated
92%
High-School Grad
15.9 sq mi
ZIP Area
1,506
Density / Sq Mi
$72,426
Median Household Income
$40,958
Median Earnings
$1,264
Median Rent
$246,100
Median Home Value
Market
Average Price Trend$/SF for Duplexes in Erie County, NY
Properties on Market for Duplexes in Erie County
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - Both units are occupied, with a three-bedroom lower layout and a flexible upper floor.
Where is this duplex located?
The property is located at 12 Grandview Dr Amherst, NY.
What is the asking price?
The asking price for this property is $379,900.
What are key features of this property?
This property features: Two‑family duplex with both units tenant‑occupied; Lower unit offers 3 bedrooms and 1 bathroom; Upper unit has 2 bedrooms and an added wall for a possible third bedroom, office, or den
