Cape Cod
For Sale
$124,900
Pending
5345 Armor Duells Rd, Orchard Park, NY 14127
Two-unit Cape Cod property with an alternate single-family layout and more than an acre in Orchard Park.
Property Size1,393 SF
Days on Market37
Property Features for 5345 Armor Duells Rd
General Information
Standard status
Pending
Size
1,393 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$5,442
Building Details
Building Size
1,393 SF
Year Built
1948
Units
2
Construction
Cape Cod
Tenancy
Multi
Listed By:
Christine M Noonan
(716) 578-8701
Source:
Elliman
Added: Aug 2
Changed: Sep 5
Last Checked: Sep 7 at 6:45AM
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 Christine M Noonan
Investment Insights
Based on property information with market context.
Built in 1948, this Cape Cod residence is presently configured as a duplex and offers a potential path to single-family use. The property has sustained damage, and the seller will not provide a condition disclosure. Access is appointment-only, with a REALTOR required to accompany all visits; a signed Hold Harmless agreement is required before an appointment can be confirmed.
The property occupies just over 1 acre in the Town of Orchard Park and is served by Hamburg schools. The location is car-dependent, with a Walk Score of 19 and a Bike Score of 26, classified as Somewhat Bikeable. The sale is cash-only, and no children under 18 are permitted on the premises.
The property occupies just over 1 acre in the Town of Orchard Park and is served by Hamburg schools. The location is car-dependent, with a Walk Score of 19 and a Bike Score of 26, classified as Somewhat Bikeable. The sale is cash-only, and no children under 18 are permitted on the premises.
Key Highlights
- Duplex configuration with potential conversion to a single‑family residence
- Cape Cod‑style property built in 1948
- Situated on just over 1 acre
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
$8,957
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
7.17%
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%
$179,140
$179.1K
Cap Rate 7%
$127,957
$128.0K
Cap Rate 9%
$99,522
$99.5K
Market Conditions
NOI Build-Up for 1,393 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
$19.2K $13.80/SF
− Vacancy
−$6.4K −$4.61/SF
EGI
$12.8K $9.19/SF
− OpEx
−$3.8K −$2.76/SF
NOI
$9.0K $6.43/SF
Area
Erie County, NY
Vacancy
33.44%
Lease Rate
$13.80 /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%
$179,140
Cap Rate 7%
$127,957
Cap Rate 9%
$99,522
Alternative Uses
Best Use
Multifamily LT 5
$128.0K
$112.0K – $149.3K
NOI $8,957 @ 7.0% cap · market cap 7.17%
Second Best
Apartment 5plus
$114.9K
$100.5K – $134.1K
NOI $8,043 @ 7.0% cap · market cap 6.44%
Theoretical Best
Office A
$304.5K
$266.5K – $355.3K
NOI $21,316 @ 7.0% cap · market cap 17.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
28
Businesses Nearby
Explore this area
Business Placement
Demographics for 14127, NY
30,565
Population
13,412
Households
2.3
Avg Household Size
46
Median Age
53%
College-Educated
98%
High-School Grad
40.7 sq mi
ZIP Area
751
Density / Sq Mi
$106,071
Median Household Income
$59,902
Median Earnings
$1,196
Median Rent
$328,700
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 - Two-unit Cape Cod property with an alternate single-family layout and more than an acre in Orchard Park.
Where is this duplex located?
The property is located at 5345 Armor Duells Rd Orchard Park, NY.
What is the asking price?
The asking price for this property is $124,900.
What are key features of this property?
This property features: Duplex configuration with potential conversion to a single‑family residence; Cape Cod‑style property built in 1948; Situated on just over 1 acre
