Two-Unit Duplex with
New
For Sale
$219,900
106 Grandview Ave, Buffalo, NY 14223
Upper and lower apartments include separate electric meters, basement laundry, and a partially fenced backyard.
Property Size1,820 SF
Price / SF$120.82
Days on Market3
Property Features for 106 Grandview Ave
General Information
Standard status
Active
Size
1,820 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Amenities
laundry in basement
partially fenced backyard
Building Details
Year Built
1902
Buildings
1
Listing Agency:
Keller Williams Realty WNY
Listed By:
Joshua James · License #10301210944
(716) 697-3280
Source:
Thejoshjamesteam
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 3 at 2:03AM
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 Keller Williams Realty WNY
Investment Insights
Based on property information with market context.
This 1,820-square-foot duplex, built in 1902, offers an upper and lower apartment layout with distinct residential spaces. The lower unit includes three bedrooms, one full bathroom, a living room, dining room, wood cabinetry, granite countertops, and a tile backsplash. The upper apartment provides one bedroom, one full bathroom, and an eat-in kitchen with wood cabinetry and vinyl flooring. Original hardwood flooring, a covered enclosed three-season entry, and a partially fenced backyard add usable interior and exterior features.
A detached two-car garage includes an upstairs loft for storage. The property also has separate electric meters and basement laundry. Updates include a Rheem HWT installed in 2021, some windows and garage siding completed in 2016, and a roof with architectural shingles added in 2015. The property is near Niagara Falls Blvd, shops, dining, and schools.
A detached two-car garage includes an upstairs loft for storage. The property also has separate electric meters and basement laundry. Updates include a Rheem HWT installed in 2021, some windows and garage siding completed in 2016, and a roof with architectural shingles added in 2015. The property is near Niagara Falls Blvd, shops, dining, and schools.
Key Highlights
- 1,820 SF duplex with upper and lower apartments
- Lower unit includes 3 bedrooms and 1 full bathroom
- Upper unit offers 1 bedroom and 1 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
$18,059
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
8.21%
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%
$361,180
$361.2K
Cap Rate 7%
$257,986
$258.0K
Cap Rate 9%
$200,656
$200.7K
Market Conditions
NOI Build-Up for 1,820 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
$27.3K $15.00/SF
− Vacancy
−$1.5K −$0.83/SF
EGI
$25.8K $14.17/SF
− OpEx
−$7.7K −$4.25/SF
NOI
$18.1K $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%
$361,180
Cap Rate 7%
$257,986
Cap Rate 9%
$200,656
Alternative Uses
Best Use
Multifamily LT 5
$258.0K
$225.7K – $301.0K
NOI $18,059 @ 7.0% cap · market cap 8.21%
Second Best
Apartment 5plus
$237.6K
$207.9K – $277.2K
NOI $16,634 @ 7.0% cap · market cap 7.56%
Theoretical Best
Office A
$437.7K
$383.0K – $510.6K
NOI $30,637 @ 7.0% cap · market cap 13.93%
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
617
Businesses Nearby
Explore this area
Business Placement
Demographics for 14223, NY
22,658
Population
10,586
Households
2.1
Avg Household Size
41
Median Age
44%
College-Educated
97%
High-School Grad
3.5 sq mi
ZIP Area
6,474
Density / Sq Mi
$83,528
Median Household Income
$49,835
Median Earnings
$976
Median Rent
$202,200
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 - Upper and lower apartments include separate electric meters, basement laundry, and a partially fenced backyard.
Where is this duplex located?
The property is located at 106 Grandview Ave Buffalo, NY.
What is the asking price?
The asking price for this property is $219,900.
What are key features of this property?
This property features: 1,820 SF duplex with upper and lower apartments; Lower unit includes 3 bedrooms and 1 full bathroom; Upper unit offers 1 bedroom and 1 full bathroom
