Duplex With
For Sale
$199,900
1288 Sisson Drive, North Tonawanda, NY 14120
Vacant two-unit property with a garage and room for cosmetic improvements.
Property Size1,976 SF
Days on Market29
Property Features for 1288 Sisson Drive
General Information
Standard status
Active
Size
1,976 SF
Property subtype
Multi Family Home
Property Condition
Severity
Repairs Needed
Evidence
add cosmetic work
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,416
Building Details
Building Size
1,976 SF
Year Built
1955
Buildings
1
Stories
2
Units
2
Listing Agency:
Blue Eagle Realty Corp.
(716) 803-3105
Listed By:
Danielle Pruitt · License #10401315194
(716) 803-3105
Source:
Wcirealty
Added: Aug 3
Changed: Aug 30
Last Checked: Aug 30 at 11:35PM
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 Blue Eagle Realty Corp.
Investment Insights
Based on property information with market context.
Built in 1955, this two-unit duplex includes a 2/2 configuration and a garage. The property is currently vacant, allowing for straightforward access and evaluation. Cosmetic updates are identified as an opportunity to improve the asset.
Located at 1288 Sisson Drive in North Tonawanda, the property sits on a neighborhood street near everyday amenities. Its two-unit layout and existing garage provide a clear foundation for an owner-occupant or investment buyer.
Located at 1288 Sisson Drive in North Tonawanda, the property sits on a neighborhood street near everyday amenities. Its two-unit layout and existing garage provide a clear foundation for an owner-occupant or investment buyer.
Key Highlights
- Two‑unit duplex with a 2/2 configuration
- Garage included with the property
- Vacant and available for evaluation
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
$17,354
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
8.68%
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%
$347,080
$347.1K
Cap Rate 7%
$247,914
$247.9K
Cap Rate 9%
$192,822
$192.8K
Market Conditions
NOI Build-Up for 1,976 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
$26.6K $13.44/SF
− Vacancy
−$1.8K −$0.89/SF
EGI
$24.8K $12.55/SF
− OpEx
−$7.4K −$3.76/SF
NOI
$17.4K $8.78/SF
Area
Niagara County, NY
Vacancy
6.65%
Lease Rate
$13.44 /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%
$347,080
Cap Rate 7%
$247,914
Cap Rate 9%
$192,822
Alternative Uses
Best Use
Multifamily LT 5
$247.9K
$216.9K – $289.2K
NOI $17,354 @ 7.0% cap · market cap 8.68%
Second Best
Apartment 5plus
$220.0K
$192.5K – $256.7K
NOI $15,403 @ 7.0% cap · market cap 7.71%
Theoretical Best
Warehouse
$1.68M
$1.47M – $1.96M
NOI $117,530 @ 7.0% cap · market cap 58.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
170
Businesses Nearby
Explore this area
Business Placement
Demographics for 14120, NY
44,538
Population
20,367
Households
2.2
Avg Household Size
45
Median Age
30%
College-Educated
94%
High-School Grad
32.6 sq mi
ZIP Area
1,366
Density / Sq Mi
$76,608
Median Household Income
$47,014
Median Earnings
$932
Median Rent
$205,300
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?
Duplex - Vacant two-unit property with a garage and room for cosmetic improvements.
Where is this duplex located?
The property is located at 1288 Sisson Drive North Tonawanda, NY.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: Two‑unit duplex with a 2/2 configuration; Garage included with the property; Vacant and available for evaluation
