Quadplex with Updated Double
For Sale
$498,000
Pending
1280-82 West Avenue, Buffalo, NY 14213
Residential, Buffalo, NY
Property Size4,640 SF
Lot Size0.25 Acres
Days on Market92
Property Features for 1280-82 West Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
10
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bedroom 9, Bathroom 2, Bedroom 10, Basement, Bedroom 6, Bathroom 3, Bedroom 5, Bathroom 4, Bedroom 2, Bedroom 7, Bedroom 4, Bathroom 1, Bedroom 3, Bedroom 8
Patio and Porch features
Porch
Exterior features
Fence
Fencing
Fenced
Appliances
TanklessWaterHeater
Subdivision
Village/Black Rock
Lot features
Rectangular, Rectangular Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Standard status
Pending
APN
140200-088-740-0001-011-000
Size
4,640 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Annual Amount
4162
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Amenities
in-unit laundry
on-site laundry
green space
Building Details
Year built
1900
Floors in Building
2
Number of units
4
Flooring type
Hardwood, Varies, Vinyl, Tile, Carpet
Building materials
VinylSiding
Listing Agency:
Gurney Becker & Bourne
(716) 849-1234
Listed By:
Meredith Battin · License #10401356605
(716) 228-6187
Added: May 21
Changed: Aug 19
Last Checked: Aug 20 at 5:06AM
MLS# B1683427
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.
Two-mechanically and cosmetically upgraded double buildings comprise a four-unit quadplex on one parcel. The front building (1282 West Ave) is a traditional 3/3 upper/lower double with each floor offering three bedrooms, one bathroom, a living room, dining room, and kitchen. The front units retain original woodwork and feature updated finishes including luxury vinyl flooring, wood cabinetry, granite counters, and tiled tub surrounds. Basement space includes two sets of washer/dryers, a furnace, and a tankless hot water heater, with an additional furnace in the attic.
The rear building (1280 West Ave) is a side-by-side, townhouse-style double. Each unit has an open-concept first floor with a living room, dining room, and kitchen. The second floor includes two bedrooms and one full bath, with in-unit laundry. Upgrades include luxury vinyl and tile on the first floor, wall-to-wall carpeting upstairs, and wooden cabinets with granite counters in the kitchen. Each unit has private basement and attic access for additional storage, furnaces, and tankless hot water.
Outside, there is green space alongside a concrete driveway and parking pad that fits more than 5 cars. Many upgrades were made in 2018/2019, and both roofs were completed in 2019. The property is built in 1900, served by public water, and heated with forced air natural gas.
The rear building (1280 West Ave) is a side-by-side, townhouse-style double. Each unit has an open-concept first floor with a living room, dining room, and kitchen. The second floor includes two bedrooms and one full bath, with in-unit laundry. Upgrades include luxury vinyl and tile on the first floor, wall-to-wall carpeting upstairs, and wooden cabinets with granite counters in the kitchen. Each unit has private basement and attic access for additional storage, furnaces, and tankless hot water.
Outside, there is green space alongside a concrete driveway and parking pad that fits more than 5 cars. Many upgrades were made in 2018/2019, and both roofs were completed in 2019. The property is built in 1900, served by public water, and heated with forced air natural gas.
Key Highlights
- Front building: traditional 3/3 upper/lower double; each floor has 3 bedrooms and 1 bathroom
- Rear building: side‑by‑side townhouse‑style double with open‑concept first floor and in‑unit laundry
- 3 of 4 units currently tenant occupied
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
$42,407
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
8.52%
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%
$848,140
$848.1K
Cap Rate 7%
$605,814
$605.8K
Cap Rate 9%
$471,189
$471.2K
Market Conditions
NOI Build-Up for 4,640 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
$80.7K $17.40/SF
− Vacancy
−$3.6K −$0.78/SF
EGI
$77.1K $16.62/SF
− OpEx
−$34.7K −$7.48/SF
NOI
$42.4K $9.14/SF
Area
Buffalo, NY
Vacancy
4.50%
Lease Rate
$17.40 /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%
$848,140
Cap Rate 7%
$605,814
Cap Rate 9%
$471,189
Alternative Uses
Best Use
Multifamily LT 5
$657.7K
$575.5K – $767.3K
NOI $46,040 @ 7.0% cap · market cap 9.24%
Second Best
Apartment 5plus
$605.8K
$530.1K – $706.8K
NOI $42,407 @ 7.0% cap · market cap 8.52%
Theoretical Best
Office A
$1.12M
$976.4K – $1.30M
NOI $78,108 @ 7.0% cap · market cap 15.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
75%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
654
Businesses Nearby
Explore this area
Business Placement
Demographics for 14213, NY
25,834
Population
11,397
Households
2.3
Avg Household Size
30
Median Age
36%
College-Educated
81%
High-School Grad
1.9 sq mi
ZIP Area
13,597
Density / Sq Mi
$52,597
Median Household Income
$36,084
Median Earnings
$1,059
Median Rent
$192,300
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?
Quadplex - Four-unit quadplex on one parcel featuring two upgraded doubles with tenant occupancy and on-site parking.
Where is this quadplex located?
The property is located at 1280-82 West Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $498,000.
What are key features of this property?
This property features: Front building: traditional 3/3 upper/lower double; each floor has 3 bedrooms and 1 bathroom; Rear building: side‑by‑side townhouse‑style double with open‑concept first floor and in‑unit laundry; 3 of 4 units currently tenant occupied
