Duplex with Lofted Upper
137 Livingston Street Buffalo, NY 14213
For Sale
$579,900
Pending
MULTI_FAMILY - Other - Buffalo, NY
Property Size3,774 SF
Lot Size0.09 Acres
Days on Market56
Property Features for 137 Livingston Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Rooms
Bedroom 2, Bathroom 4, Bedroom 4, Basement, Bedroom 3, Bathroom 3, Bedroom 1, Bathroom 2, Bedroom 6, Bedroom 5, Bathroom 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
Baseboard, Natural Gas
Water source
Public
Building Details
Year built
1903
Floors in Building
2
Number of units
2
Flooring type
Varies, Vinyl, Carpet, Laminate
Building materials
Brick, VinylSiding
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Allyson Matlock · License #10301221977
(716) 861-2229
Added: Jun 4
Changed: Jul 28
Last Checked: Jul 29 at 7:06PM
MLS# B1686749
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.
Investment Insights
Based on property information with market context.
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.
Key Highlights
- 2‑unit duplex (upper and lower units) with 3 bedrooms, 1 full bath, and 1 half bath in each unit
- Upper unit features vaulted ceilings and 2 skylights, plus an updated kitchen and in‑unit laundry
- Spiral staircase leads to a loft with barn doors, offering flexible space (home office, guest area, studio, or potential 4th bedroom)
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 authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
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 (upper and lower units) with 3 bedrooms, 1 full bath, and 1 half bath in each unit; Upper unit features vaulted ceilings and 2 skylights, plus an updated kitchen and in‑unit laundry; Spiral staircase leads to a loft with barn doors, offering flexible space (home office, guest area, studio, or potential 4th bedroom)
