Duplex with Garage
For Sale
$255,000
139-141 Hillside Avenue, Orchard Park, NY 14127
Residential, Orchard Park, NY
Property Size2,235 SF
Lot Size0.33 Acres
Price / SF$114.09
Days on Market48
Property Features for 139-141 Hillside Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential 2 Unit
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 5, Basement, Bedroom 4, Bedroom 2, Bedroom 3, Bathroom 1
Parking features
Open, Garage
Patio and Porch features
Deck, Patio, Porch
Interior features
BedroomOnMainLevel
Exterior features
Deck, Fence, Patio, PrivateYard
Fencing
Fenced
Appliances
GasWaterHeater
Subdivision
Buffalo Crk Reservation
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
West Seneca
Middle school district
West Seneca
High school district
West Seneca
Directions
Milestrip to Abbott to Hillside
Standard status
Active
APN
146089-151-120-0006-029-000
Size
2,235 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Annual Amount
7032
Utilities
Heating system
Natural Gas, Baseboard
Water source
Public
Building Details
Year built
1942
Floors in Building
1
Number of units
2
Flooring type
Hardwood, Vinyl, Varies
Building materials
AtticCrawlHatchwaysInsulated, VinylSiding, CopperPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Timothy Healy · License #10401379877
(716) 770-9205
Added: Jul 8
Changed: Aug 22
Last Checked: Aug 24 at 5:06PM
MLS# B1696366
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 duplex property combines a 1,435-square-foot primary home with an 800-square-foot, 2-bedroom apartment above a detached garage. The apartment has its own driveway and is currently rented, while the main residence includes a first-floor primary bedroom, two oversized upper-level rooms, a bathroom, kitchen, basement, deck, patio, fenced yard, hardwood and vinyl flooring, natural-gas baseboard heat, and a gas water heater. Full tongue-and-groove knotty pine is featured throughout portions of the home, with refinishing completed this year.
Updates include the roof in 2019, bathroom in 2020, kitchen in 2016, siding and drain tiles in 2015, and sewer line work scheduled for 2026. The property occupies 0.33 acres at 139-141 Hillside Avenue in Orchard Park, NY, with public water, an asphalt roof, open parking, and garage parking. Shopping and Highmark Stadium are located under 2 miles away.
Updates include the roof in 2019, bathroom in 2020, kitchen in 2016, siding and drain tiles in 2015, and sewer line work scheduled for 2026. The property occupies 0.33 acres at 139-141 Hillside Avenue in Orchard Park, NY, with public water, an asphalt roof, open parking, and garage parking. Shopping and Highmark Stadium are located under 2 miles away.
Key Highlights
- 2,235 square feet of total property size, including a 1,435‑square‑foot home and 800‑square‑foot apartment
- 800‑square‑foot, 2‑bedroom apartment above the detached garage with a separate driveway
- Apartment is currently rented, providing an established income component
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
$14,370
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
5.64%
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%
$287,400
$287.4K
Cap Rate 7%
$205,286
$205.3K
Cap Rate 9%
$159,667
$159.7K
Market Conditions
NOI Build-Up for 2,235 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
$30.8K $13.80/SF
− Vacancy
−$10.3K −$4.61/SF
EGI
$20.5K $9.19/SF
− OpEx
−$6.2K −$2.76/SF
NOI
$14.4K $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%
$287,400
Cap Rate 7%
$205,286
Cap Rate 9%
$159,667
Alternative Uses
Best Use
Multifamily LT 5
$205.3K
$179.6K – $239.5K
NOI $14,370 @ 7.0% cap · market cap 5.64%
Second Best
Apartment 5plus
$184.3K
$161.3K – $215.1K
NOI $12,904 @ 7.0% cap · market cap 5.06%
Theoretical Best
Office A
$488.6K
$427.5K – $570.0K
NOI $34,201 @ 7.0% cap · market cap 13.41%
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
190
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
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 - Residential income property combining a primary home with a separately accessed rented apartment above the detached garage.
Where is this duplex located?
The property is located at 139-141 Hillside Avenue Orchard Park, NY.
What is the asking price?
The asking price for this property is $255,000.
What are key features of this property?
This property features: 2,235 square feet of total property size, including a 1,435‑square‑foot home and 800‑square‑foot apartment; 800‑square‑foot, 2‑bedroom apartment above the detached garage with a separate driveway; Apartment is currently rented, providing an established income component
