Duplex with Lofted Upper
137 Livingston Street, Buffalo, NY 14213
New
- Added:
- Jun 4, 2026
- Days on Market:
- 7
- Last Refresh:
- Jun 10 at 4:06 pm
Property Features for 137 Livingston Street
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 6
- Bathrooms
- 4
- Rooms
- Bathroom 3, Bedroom 6, Bathroom 1, Bedroom 2, Bedroom 4, Bathroom 2, Bathroom 4, Bedroom 3, Basement, Bedroom 5, Bedroom 1
- Parking features
- Open, Garage
- Window features
- Skylight(s)
- Patio and Porch features
- Porch, Patio
- Interior features
- Skylights
- Exterior features
- Balcony, FullyFenced, Patio
- Fencing
- Fenced
- Appliances
- GasWaterHeater
- Standard status
- Pending
- APN
- 140200-099-280-0004-025-000
- Size
- 3,774 SF
- Lot size
- 0.09 Acres
Taxes and HOA fees
- Tax Annual Amount
- 3603
Utilities
- Heating system
- Natural Gas, Baseboard
- Water source
- Public
Building Details
- Year built
- 1903
- Floors in Building
- 2
- Number of units
- 2
- Flooring type
- Vinyl, Varies, Laminate, Carpet
- Building materials
- Brick, VinylSiding
- Roof type
- Asphalt
- Architectural style
- Other
Listing agent Allyson Matlock License #10301221977 (716) 861-2229
Listing office Keller Williams Realty WNY 5500 Main St. Ste. 108, Williamsville, NY (716) 832-3300
Listing date Jun 4, 2026
MLS# B1686749
Listing URL
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
HighLights
- 2‑unit duplex with 3 bedrooms and 1 full/1 half bathroom in each unit, plus a bonus front room in the lower unit
- Upper unit features soaring vaulted ceilings, 2 skylights, and an updated kitchen opening to the living room/dining room combo
- In‑unit laundry and a versatile loft above the living room with barn doors in the upper unit
- Outdoor space for both units with a balcony, patio, and privacy fencing; includes a detached 3‑car garage accessible from Livingston Alley
- Numerous recent improvements include new skylights, partial roof replacement, hot water tanks, fencing, and a professionally repointed chimney
- Built in 1903 with brick and vinyl siding, asphalt roof, public water, and natural gas baseboard heat (plus gas water heater)
Overview
This 2-unit duplex offers two separate residences with a total of six bedrooms across both units, each featuring 1 full bathroom and 1 half bathroom. The upper unit includes soaring vaulted ceilings and two skylights, an updated kitchen that opens to a combined living room and dining room, and in-unit laundry. A spiral staircase leads to a versatile loft with barn doors overlooking the living space, which can support a home office, guest setup, or other flexible use. The upper level also steps out to a balcony, with a newer commercial roof noted for that feature.
The lower unit includes three bedrooms, its own living space with an additional front room that may serve as a home office, gaming room, or extra living area, and access to its own outdoor environment. A privacy fence divides the backyard so both units can enjoy separate outdoor space. A detached 3-car garage is accessible from Livingston Alley and also through the backyard, providing parking and storage flexibility.
Recent updates noted include new skylights, partial roof replacement, hot water tanks, fencing, and a professionally repointed chimney. The property was professionally measured and differs from tax records. Showings begin at the Friday open house, with additional weekend open houses scheduled and offers due Tuesday at 11:00 a.m.
The lower unit includes three bedrooms, its own living space with an additional front room that may serve as a home office, gaming room, or extra living area, and access to its own outdoor environment. A privacy fence divides the backyard so both units can enjoy separate outdoor space. A detached 3-car garage is accessible from Livingston Alley and also through the backyard, providing parking and storage flexibility.
Recent updates noted include new skylights, partial roof replacement, hot water tanks, fencing, and a professionally repointed chimney. The property was professionally measured and differs from tax records. Showings begin at the Friday open house, with additional weekend open houses scheduled and offers due Tuesday at 11:00 a.m.
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $56.6k | $15.00 |
| − Vacancy | −$3.1k | −$0.83 |
| EGI | $53.5k | $14.17 |
| − OpEx | −$16.0k | −$4.25 |
| NOI | $37.4k | $9.92 |
3,774 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$535.0K
$468.1K – $624.1K
NOI $37,448 @ 7.0% cap · market cap 6.46%
Second Best
Apartment 5plus
$492.7K
$431.2K – $574.9K
NOI $34,492 @ 7.0% cap · market cap 5.95%
Theoretical Best
Office A
$907.6K
$794.1K – $1.06M
NOI $63,530 @ 7.0% cap · market cap 10.96%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
Location Insight
- Map
- Local Demand
- City
- Buffalo
- County
- Erie
- State
- New York
- Longitude
- -78.883205
- Latitude
- 42.919386
Nearby Similar for Sale
FAQs
What type of property is this?
Duplex - Two-unit duplex with vaulted, skylit upper living space, a loft, balcony, and separate outdoor areas.
Where is this duplex located?
The property is located at 137 Livingston Street Buffalo, NY.
What is the asking price?
The asking price for this property is $579,900.
What are key features of this property?
This property features: 2‑unit duplex with 3 bedrooms and 1 full/1 half bathroom in each unit, plus a bonus front room in the lower unit; Upper unit features soaring vaulted ceilings, 2 skylights, and an updated kitchen opening to the living room/dining room combo; In‑unit laundry and a versatile loft above the living room with barn doors in the upper unit
