Two-Unit Residential Income
For Sale
$250,000
Pending
50 Amana Pl, West Seneca, NY 14224
Two-unit, tenant-occupied duplex with month-to-month leases, a double-wide driveway, attached two-car garage, and partially finished basement.
Property Size1,664 SF
Days on Market55
Property Features for 50 Amana Pl
General Information
Standard status
Pending
Size
1,664 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,364
Building Details
Building Size
1,664 SF
Year Built
1965
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
Keller Williams Realty Buffalo Northtowns
(716) 983-7409
Listed By:
Timothy E Knop · License #10401239836
(716) 983-7409
Source:
Elliman
Added: Jul 6
Changed: Aug 14
Last Checked: Aug 29 at 11:44AM
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
Investment Insights
Based on property information with market context.
This stately two-unit duplex offers two separately leased apartments with month-to-month arrangements. The property is currently tenant-occupied and provides the option to continue renting both units or occupy one unit while leasing the other. Additional on-site space includes a partially finished basement, along with an attached two-car garage for storage and convenience.
Located on a quiet street in West Seneca, the home is described as being just minutes from Southgate Plaza and nearby restaurants, shopping, and everyday amenities.
Parking is supported by a double-wide driveway with off-street capacity. The backyard is scheduled to be cleaned up prior to closing. Weekday showings are available from 5:00 PM to 8:00 PM, and weekend showings can be arranged based on tenant availability.
Located on a quiet street in West Seneca, the home is described as being just minutes from Southgate Plaza and nearby restaurants, shopping, and everyday amenities.
Parking is supported by a double-wide driveway with off-street capacity. The backyard is scheduled to be cleaned up prior to closing. Weekday showings are available from 5:00 PM to 8:00 PM, and weekend showings can be arranged based on tenant availability.
Key Highlights
- Two‑unit duplex built in 1965 with current month‑to‑month, tenant‑occupied leases
- Double‑wide driveway for ample off‑street parking plus an attached two‑car garage for storage
- Partially finished basement adds additional usable space
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
$16,511
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
6.60%
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%
$330,220
$330.2K
Cap Rate 7%
$235,871
$235.9K
Cap Rate 9%
$183,456
$183.5K
Market Conditions
NOI Build-Up for 1,664 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
$25.0K $15.00/SF
− Vacancy
−$1.4K −$0.83/SF
EGI
$23.6K $14.17/SF
− OpEx
−$7.1K −$4.25/SF
NOI
$16.5K $9.92/SF
Area
Buffalo, NY
Vacancy
5.50%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$330,220
Cap Rate 7%
$235,871
Cap Rate 9%
$183,456
Alternative Uses
Best Use
Multifamily LT 5
$235.9K
$206.4K – $275.2K
NOI $16,511 @ 7.0% cap · market cap 6.60%
Second Best
Apartment 5plus
$217.3K
$190.1K – $253.5K
NOI $15,208 @ 7.0% cap · market cap 6.08%
Theoretical Best
Office A
$400.2K
$350.1K – $466.9K
NOI $28,011 @ 7.0% cap · market cap 11.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
756
Businesses Nearby
Explore this area
Business Placement
Demographics for 14224, NY
40,736
Population
19,286
Households
2.1
Avg Household Size
46
Median Age
33%
College-Educated
95%
High-School Grad
20.2 sq mi
ZIP Area
2,017
Density / Sq Mi
$76,250
Median Household Income
$49,824
Median Earnings
$1,077
Median Rent
$219,800
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 - Two-unit, tenant-occupied duplex with month-to-month leases, a double-wide driveway, attached two-car garage, and partially finished basement.
Where is this duplex located?
The property is located at 50 Amana Pl West Seneca, NY.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Two‑unit duplex built in 1965 with current month‑to‑month, tenant‑occupied leases; Double‑wide driveway for ample off‑street parking plus an attached two‑car garage for storage; Partially finished basement adds additional usable space
