Side-by-Side 4-Unit
For Sale
$329,900
32 Curwood Ct Unit 26, Tonawanda, NY 14150
Side-by-side fourplex with eat-in kitchens, upstairs bedrooms, and a private backyard view from each unit’s porch.
Property Size3,536 SF
Price / SF$93.30
Days on Market10
Property Features for 32 Curwood Ct Unit 26
General Information
Standard status
Active
Size
3,536 SF
Property subtype
Multi-Family
Occupancy
25%
Additional Details
Highway Access
Yes
Multifamily Units
4
Building Details
Year Built
1945
Stories
2
Listing Agency:
WNY Metro Roberts Realty
(716) 308-4474
Listed By:
Sonya L Jindra · License #10301223077
Source:
Michael.symphonyofhomes
Added: Jul 21
Changed: Jul 22
Last Checked: Jul 29 at 9:04AM
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 WNY Metro Roberts Realty
Investment Insights
Based on property information with market context.
This side-by-side four-unit duplex offers a practical, repeatable layout across all units. Each unit includes an eat-in kitchen, living room, and a utility room on the main level, with two bedrooms and one full bathroom upstairs. Units feature some cosmetic updates, along with a back porch that overlooks a large, private backyard with no rear neighbors.
Three of the four units are currently vacant, providing immediate flexibility for an owner to lease up or occupy one unit. The property also has separate mechanics for each unit, with all four furnaces and hot water tanks approximately 6 years old.
Conveniently located near shopping, restaurants, public transportation, and easy Thruway access, this property is positioned for straightforward day-to-day practicality whether for occupancy or rental operations.
Three of the four units are currently vacant, providing immediate flexibility for an owner to lease up or occupy one unit. The property also has separate mechanics for each unit, with all four furnaces and hot water tanks approximately 6 years old.
Conveniently located near shopping, restaurants, public transportation, and easy Thruway access, this property is positioned for straightforward day-to-day practicality whether for occupancy or rental operations.
Key Highlights
- Side‑by‑side 4‑unit duplex in the Town of Tonawanda (Ken‑Ton School District); each unit offers an eat‑in kitchen, living room, and utility room on the main level
- Upstairs layout includes 2 bedrooms and 1 full bath per unit
- Back porches overlook a large, private backyard with no rear neighbors
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 | $48.8k | $13.80 |
| − Vacancy | −$16.3k | −$4.61 |
| EGI | $32.5k | $9.19 |
| − OpEx | −$9.7k | −$2.76 |
| NOI | $22.7k | $6.43 |
3,536 SF · lease $13.80/SF/yr · vacancy 33.44% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$324.8K
$284.2K – $378.9K
NOI $22,735 @ 7.0% cap · market cap 6.89%
Second Best
Apartment 5plus
$291.7K
$255.2K – $340.3K
NOI $20,416 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$773.0K
$676.4K – $901.8K
NOI $54,109 @ 7.0% cap · market cap 16.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
25%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
498
Businesses Nearby
Explore this area
Business Placement
Demographics for 14150, NY
41,161
Population
20,152
Households
2
Avg Household Size
43
Median Age
32%
College-Educated
95%
High-School Grad
14.9 sq mi
ZIP Area
2,762
Density / Sq Mi
$70,294
Median Household Income
$46,867
Median Earnings
$1,094
Median Rent
$181,900
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 - Side-by-side fourplex with eat-in kitchens, upstairs bedrooms, and a private backyard view from each unit’s porch.
Where is this quadplex located?
The property is located at 32 Curwood Ct Unit 26 Tonawanda, NY.
What is the asking price?
The asking price for this property is $329,900.
What are key features of this property?
This property features: Side‑by‑side 4‑unit duplex in the Town of Tonawanda (Ken‑Ton School District); each unit offers an eat‑in kitchen, living room, and utility room on the main level; Upstairs layout includes 2 bedrooms and 1 full bath per unit; Back porches overlook a large, private backyard with no rear neighbors
