Duplex with Oversized
New
For Sale
$225,000
3878 Dartmouth St, Hamburg, NY 14075
Separate apartment over the garage complements a flexible multi-bedroom main residence with substantial parking and outdoor space.
Property Size1,548 SF
Days on Market6
Property Features for 3878 Dartmouth St
General Information
Standard status
Active
Size
1,548 SF
Total Parking Spaces
4
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,122
Amenities
in-unit laundry
Building Details
Building Size
1,548 SF
Year Built
1937
Stories
2
Units
2
Listed By:
Mark Kuczka
(716) 445-4747
Source:
Elliman
Added: Aug 28
Changed: Aug 29
Last Checked: Sep 1 at 10:48PM
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 Mark Kuczka
Investment Insights
Based on property information with market context.
Built in 1937, this duplex combines a multi-level main residence with a separate apartment positioned above the attached rear garage. The primary unit includes front living and dining areas, an eat-in kitchen, full bathroom, multiple bedrooms, a rear family room, and in-unit laundry. The rear room is currently used as a fourth bedroom. Two additional bedrooms are located upstairs.
The apartment includes two bedrooms, a living room, an eat-in kitchen, and a full bathroom. Its spacious living-room closet could accommodate an in-unit laundry conversion. Exterior features include an oversized two-car garage, a two-car carport, and a backyard shared by both units. Located at 3878 Dartmouth St in Hamburg, NY, the property also offers the flexibility to function as a single-family residence.
The apartment includes two bedrooms, a living room, an eat-in kitchen, and a full bathroom. Its spacious living-room closet could accommodate an in-unit laundry conversion. Exterior features include an oversized two-car garage, a two-car carport, and a backyard shared by both units. Located at 3878 Dartmouth St in Hamburg, NY, the property also offers the flexibility to function as a single-family residence.
Key Highlights
- Two‑family property with a main residence and a separate apartment over the garage
- Main residence includes multiple bedrooms, a rear family room, and in‑unit laundry
- Apartment features two bedrooms, living room, eat‑in kitchen, and full bathroom
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
$9,953
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
4.42%
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%
$199,060
$199.1K
Cap Rate 7%
$142,186
$142.2K
Cap Rate 9%
$110,589
$110.6K
Market Conditions
NOI Build-Up for 1,548 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
$21.4K $13.80/SF
− Vacancy
−$7.1K −$4.61/SF
EGI
$14.2K $9.19/SF
− OpEx
−$4.3K −$2.76/SF
NOI
$10.0K $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%
$199,060
Cap Rate 7%
$142,186
Cap Rate 9%
$110,589
Alternative Uses
Best Use
Multifamily LT 5
$142.2K
$124.4K – $165.9K
NOI $9,953 @ 7.0% cap · market cap 4.42%
Second Best
Apartment 5plus
$127.7K
$111.7K – $149.0K
NOI $8,938 @ 7.0% cap · market cap 3.97%
Theoretical Best
Office A
$338.4K
$296.1K – $394.8K
NOI $23,688 @ 7.0% cap · market cap 10.53%
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
118
Businesses Nearby
Explore this area
Business Placement
Demographics for 14075, NY
44,053
Population
20,164
Households
2.2
Avg Household Size
46
Median Age
38%
College-Educated
96%
High-School Grad
39.4 sq mi
ZIP Area
1,118
Density / Sq Mi
$82,083
Median Household Income
$50,934
Median Earnings
$1,129
Median Rent
$246,100
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 - Separate apartment over the garage complements a flexible multi-bedroom main residence with substantial parking and outdoor space.
Where is this duplex located?
The property is located at 3878 Dartmouth St Hamburg, NY.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Two‑family property with a main residence and a separate apartment over the garage; Main residence includes multiple bedrooms, a rear family room, and in‑unit laundry; Apartment features two bedrooms, living room, eat‑in kitchen, and full bathroom
