Oversized-Lot
For Sale
$339,900
4511 Abbott Rd, Orchard Park, NY 14127
Two residential units feature updated interiors, a sun porch, basement bathroom, garage, and outdoor recreation amenities.
Property Size1,993 SF
Days on Market8
Property Features for 4511 Abbott Rd
General Information
Standard status
Active
Size
1,993 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,000
Amenities
above ground pool
Building Details
Building Size
1,993 SF
Year Built
1890
Buildings
1
Stories
2
Units
2
Listed By:
Mark K Lemke
(716) 998-7110
Source:
Elliman
Added: Sep 9
Last Checked: Sep 15 at 6:49AM
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 K Lemke
Investment Insights
Based on property information with market context.
This two-unit residential property, built in 1890, combines a three-bedroom lower unit with a two-bedroom upper unit. The lower residence includes two full bathrooms, hardwood flooring, an eat-in kitchen with cherry cabinetry and stainless steel appliances, a living room and dining area, plus a sun porch that can serve as an office, den, or sitting area. The upper unit provides a kitchen and two bedrooms. A newer roof was installed in 2025.
The property occupies an oversized lot and includes an additional lot behind the home, creating more outdoor space and potential parking area. Site improvements include a 2.5-car garage and an above-ground pool. Located at 4511 Abbott Rd in Orchard Park, the duplex is near the Bills stadium and is described as a short walk from the venue. WalkScore is 6 and BikeScore is 28.
The property occupies an oversized lot and includes an additional lot behind the home, creating more outdoor space and potential parking area. Site improvements include a 2.5-car garage and an above-ground pool. Located at 4511 Abbott Rd in Orchard Park, the duplex is near the Bills stadium and is described as a short walk from the venue. WalkScore is 6 and BikeScore is 28.
Key Highlights
- Three‑bedroom lower unit with two full bathrooms, including a newer basement bath
- Two‑bedroom upper unit with kitchen
- Updated lower unit with hardwood floors, cherry cabinets, and stainless steel appliances
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
$12,814
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
3.77%
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%
$256,280
$256.3K
Cap Rate 7%
$183,057
$183.1K
Cap Rate 9%
$142,378
$142.4K
Market Conditions
NOI Build-Up for 1,993 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
$27.5K $13.80/SF
− Vacancy
−$9.2K −$4.61/SF
EGI
$18.3K $9.19/SF
− OpEx
−$5.5K −$2.76/SF
NOI
$12.8K $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%
$256,280
Cap Rate 7%
$183,057
Cap Rate 9%
$142,378
Alternative Uses
Best Use
Multifamily LT 5
$183.1K
$160.2K – $213.6K
NOI $12,814 @ 7.0% cap · market cap 3.77%
Second Best
Apartment 5plus
$164.4K
$143.8K – $191.8K
NOI $11,507 @ 7.0% cap · market cap 3.39%
Theoretical Best
Office A
$435.7K
$381.2K – $508.3K
NOI $30,498 @ 7.0% cap · market cap 8.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
69
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two residential units feature updated interiors, a sun porch, basement bathroom, garage, and outdoor recreation amenities.
Where is this duplex located?
The property is located at 4511 Abbott Rd Orchard Park, NY.
What is the asking price?
The asking price for this property is $339,900.
What are key features of this property?
This property features: Three‑bedroom lower unit with two full bathrooms, including a newer basement bath; Two‑bedroom upper unit with kitchen; Updated lower unit with hardwood floors, cherry cabinets, and stainless steel appliances
