Two-Unit Duplex with Garage
For Sale
$350,000
85 Andres Pl, Buffalo, NY 14225
Separate utilities, two boiler systems, a full basement, and fenced outdoor space support flexible occupancy.
Property Size2,518 SF
Price / SF$138
Days on Market29
Property Features for 85 Andres Pl
General Information
Standard status
Active
Size
2,518 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 3BR, 1 x 2BR
Multifamily Units
2
Building Details
Year Built
1967
Listing Agency:
WNY Metro Roberts Realty
Listed By:
Sherry A Thomas · License #10301217670
(716) 425-6261
Source:
Skinnercnyrealty
Added: Aug 8
Changed: Sep 4
Last Checked: Sep 5 at 11:55AM
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 two-family duplex includes a three-bedroom main residence with a ranch-style, single-level layout and a separate two-bedroom apartment above or within the garage area. Both living spaces offer spacious rooms with natural light, while hardwood flooring may remain beneath portions of the carpeting. Separate gas and electric meters serve each unit, and two boiler systems installed in 2019 provide independent heating.
The property also includes a full basement for storage, a two-car garage, and a fully fenced backyard. Built in 1967, it is located in Cheektowaga near parks, shopping, restaurants, public transportation, and other local amenities. The configuration accommodates owner occupancy, extended-family living, guest use, or rental arrangements, subject to applicable requirements.
The property also includes a full basement for storage, a two-car garage, and a fully fenced backyard. Built in 1967, it is located in Cheektowaga near parks, shopping, restaurants, public transportation, and other local amenities. The configuration accommodates owner occupancy, extended-family living, guest use, or rental arrangements, subject to applicable requirements.
Key Highlights
- Two‑family duplex with a three‑bedroom main residence and separate two‑bedroom garage apartment
- Two boiler systems installed in 2019 provide separate heating for each living space
- Independent gas and electric meters serve the two units
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
$24,985
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
7.14%
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%
$499,700
$499.7K
Cap Rate 7%
$356,929
$356.9K
Cap Rate 9%
$277,611
$277.6K
Market Conditions
NOI Build-Up for 2,518 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
$37.8K $15.00/SF
− Vacancy
−$2.1K −$0.83/SF
EGI
$35.7K $14.17/SF
− OpEx
−$10.7K −$4.25/SF
NOI
$25.0K $9.92/SF
Area
Buffalo, NY
Vacancy
5.50%
Lease Rate
$15.00 /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%
$499,700
Cap Rate 7%
$356,929
Cap Rate 9%
$277,611
Alternative Uses
Best Use
Multifamily LT 5
$356.9K
$312.3K – $416.4K
NOI $24,985 @ 7.0% cap · market cap 7.14%
Second Best
Apartment 5plus
$328.8K
$287.7K – $383.6K
NOI $23,013 @ 7.0% cap · market cap 6.58%
Theoretical Best
Office A
$605.5K
$529.8K – $706.5K
NOI $42,387 @ 7.0% cap · market cap 12.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
421
Businesses Nearby
Explore this area
Business Placement
Demographics for 14225, NY
34,066
Population
16,253
Households
2.1
Avg Household Size
41
Median Age
29%
College-Educated
93%
High-School Grad
11.5 sq mi
ZIP Area
2,962
Density / Sq Mi
$65,562
Median Household Income
$44,408
Median Earnings
$937
Median Rent
$154,500
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 utilities, two boiler systems, a full basement, and fenced outdoor space support flexible occupancy.
Where is this duplex located?
The property is located at 85 Andres Pl Buffalo, NY.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Two‑family duplex with a three‑bedroom main residence and separate two‑bedroom garage apartment; Two boiler systems installed in 2019 provide separate heating for each living space; Independent gas and electric meters serve the two units
