Two-Unit Residential Income
For Sale
$164,500
326 Central Ave, Silver Creek, NY 14136
Updated two-unit duplex with separate two-car garage and in-unit laundry, plus an owner-occupied lower level and a tenant-occupied upper unit.
Property Size1,920 SF
Days on Market26
Property Features for 326 Central Ave
General Information
Standard status
Active
Size
1,920 SF
Total Parking Spaces
2
Property subtype
Multi Family
Additional Details
Business Included
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,531
Building Details
Building Size
1,920 SF
Year Built
1930
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
MLS Nation Realty, LLC
(716) 310-3102
Listed By:
Thomas J Mazzone · License #10491213404
(716) 310-3102
Source:
Elliman
Added: Jul 15
Changed: Aug 8
Last Checked: Aug 9 at 10:39AM
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 MLS Nation Realty, LLC
Investment Insights
Based on property information with market context.
This two-unit duplex offers a lower and upper living configuration, with a wide open concept layout on the lower level. The lower unit includes a large living room with gas stone façade fireplace currently used as a bedroom, a formal dining area, a kitchen with stone backsplash and accent walls (island included), and two large bedrooms. A main bedroom includes sliding glass doors to a rear deck. The upper unit provides one bedroom with the possibility of a second bedroom, with an eat-in kitchen and in-unit laundry. The property also has a two-car garage.
Recent updates noted include maintenance-free vinyl siding, newer windows throughout, PVC and copper plumbing, basement drain tile, and updated electrical service. The water heater and furnace are listed as being less than 10 years old, and a complete tear-off roof replacement was completed in 2025.
The upper unit is occupied by a long-term tenant on a month-to-month basis who would like to stay, while the overall setup supports owner-occupancy or other residential income use.
Recent updates noted include maintenance-free vinyl siding, newer windows throughout, PVC and copper plumbing, basement drain tile, and updated electrical service. The water heater and furnace are listed as being less than 10 years old, and a complete tear-off roof replacement was completed in 2025.
The upper unit is occupied by a long-term tenant on a month-to-month basis who would like to stay, while the overall setup supports owner-occupancy or other residential income use.
Key Highlights
- Updated 2‑unit duplex (year built 1930) with in‑unit laundry and separate two‑car garage
- Maintenance‑free vinyl siding and newer windows throughout
- Plumbing and systems updates include PVC & copper plumbing, basement drain tile, and electric service
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
$14,536
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
8.84%
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%
$290,720
$290.7K
Cap Rate 7%
$207,657
$207.7K
Cap Rate 9%
$161,511
$161.5K
Market Conditions
NOI Build-Up for 1,920 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
$30.4K $15.84/SF
− Vacancy
−$4.0K −$2.08/SF
EGI
$26.4K $13.76/SF
− OpEx
−$11.9K −$6.19/SF
NOI
$14.5K $7.57/SF
Area
Chautauqua County, NY
Vacancy
13.10%
Lease Rate
$15.84 /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%
$290,720
Cap Rate 7%
$207,657
Cap Rate 9%
$161,511
Alternative Uses
Best Use
Multifamily LT 5
$227.0K
$198.6K – $264.8K
NOI $15,887 @ 7.0% cap · market cap 9.66%
Second Best
Apartment 5plus
$207.7K
$181.7K – $242.3K
NOI $14,536 @ 7.0% cap · market cap 8.84%
Theoretical Best
Office A
$574.7K
$502.9K – $670.5K
NOI $40,228 @ 7.0% cap · market cap 24.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
192
Businesses Nearby
Explore this area
Business Placement
Demographics for 14136, NY
5,029
Population
2,699
Households
1.9
Avg Household Size
43
Median Age
26%
College-Educated
92%
High-School Grad
24.3 sq mi
ZIP Area
207
Density / Sq Mi
$68,875
Median Household Income
$44,199
Median Earnings
$928
Median Rent
$143,700
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 - Updated two-unit duplex with separate two-car garage and in-unit laundry, plus an owner-occupied lower level and a tenant-occupied upper unit.
Where is this duplex located?
The property is located at 326 Central Ave Silver Creek, NY.
What is the asking price?
The asking price for this property is $164,500.
What are key features of this property?
This property features: Updated 2‑unit duplex (year built 1930) with in‑unit laundry and separate two‑car garage; Maintenance‑free vinyl siding and newer windows throughout; Plumbing and systems updates include PVC & copper plumbing, basement drain tile, and electric service
