435 Brighton Rd Tonawanda, NY 14150
Upper and lower duplex with two 3-bedroom units, separate utilities, and a full basement for laundry and storage.
Property Features for 435 Brighton Rd
General Information
- Standard status
- Active
- Size
- 2,100 SF
- Property subtype
- Multi Family
Building Details
- Year Built
- 1960
Listing office John Cook Real Estate LLC (716) 909-8385
Listing date Jun 17, 2026
Source Elliman
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Investment Insights
Based on property information with market context.
The property is located at 435 Brighton Road in Tonawanda, NY, with access to shopping, public transportation, and major routes nearby. WalkScore indicates a car-dependent environment, with bike and transit scores suggesting the area is served but not walkable for daily errands.
With the duplex structure and separated mechanicals, the building can suit an owner-occupant who wants one unit to live in while renting the other, or a buyer seeking a straightforward residential income setup. The detached two-car garage and additional off-street parking are practical for tenants and visitors. A third-party rental analysis has estimated potential market rent of approximately $1,750 per unit, subject to property condition, lease terms, and market factors. Delayed negotiations are set to begin on June 25th at 6PM.
Key Highlights
- Upper/lower two‑family with two 3‑bedroom, 1‑bath apartments
- More than 2,100 SF of living space with generous room sizes
- Separate gas and electric meters and separate heating systems for each unit
Local Financial Insights For Multifamily LT 5
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 | $29.0k | $13.80 |
| − Vacancy | −$9.7k | −$4.61 |
| EGI | $19.3k | $9.19 |
| − OpEx | −$5.8k | −$2.76 |
| NOI | $13.5k | $6.43 |
