Duplex with Updated
For Sale
$319,900
14 Saint James Road, Buffalo, NY 14225
Residential, Buffalo, NY
Property Size2,310 SF
Lot Size0.11 Acres
Price / SF$138.48
Days on Market48
Property Features for 14 Saint James Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bathroom 1, Bedroom 3, Bedroom 4, Bedroom 2, Basement
Appliances
GasWaterHeater
Subdivision
Holland Land Company's Su
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Cheektowaga
Middle school district
Cheektowaga
High school district
Cheektowaga
Directions
Harlem to Genesee to James RD
Standard status
Active
APN
143089-091-780-0001-017-000
Size
2,310 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
4730
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1936
Floors in Building
2
Number of units
2
Flooring type
Varies, Hardwood
Building materials
Brick, Frame
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Syed J Rizvi · License #10401279412
(716) 946-2700
Added: Jul 8
Changed: Aug 22
Last Checked: Aug 24 at 12:06AM
MLS# B1696946
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 1936 duplex contains 2,310 square feet across two residential units, each arranged with two bedrooms, a living area, dining space, kitchen, and bathroom. Both units have two separate entries, supporting distinct access for occupants. The building combines brick and frame construction, with hardwood and varied flooring throughout. A clean, dry basement provides additional storage, while the home is heated by natural gas with forced air. Electrical service has been updated, and the roof and mechanical systems are described as fairly new.
The property occupies 0.11 acres and includes a wide driveway. Public water serves the residence. The basement and solid foundation add practical support space to the two-unit configuration, while the individual entrances and separate residential layouts provide functional separation between units.
The property occupies 0.11 acres and includes a wide driveway. Public water serves the residence. The basement and solid foundation add practical support space to the two-unit configuration, while the individual entrances and separate residential layouts provide functional separation between units.
Key Highlights
- 2,310‑square‑foot duplex with two residential units
- Each unit includes 2 bedrooms, a living area, dining space, kitchen, and bathroom
- Both units feature two separate entries
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
$22,921
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
7.17%
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%
$458,420
$458.4K
Cap Rate 7%
$327,443
$327.4K
Cap Rate 9%
$254,678
$254.7K
Market Conditions
NOI Build-Up for 2,310 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
$34.7K $15.00/SF
− Vacancy
−$1.9K −$0.83/SF
EGI
$32.7K $14.17/SF
− OpEx
−$9.8K −$4.25/SF
NOI
$22.9K $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%
$458,420
Cap Rate 7%
$327,443
Cap Rate 9%
$254,678
Alternative Uses
Best Use
Multifamily LT 5
$327.4K
$286.5K – $382.0K
NOI $22,921 @ 7.0% cap · market cap 7.17%
Second Best
Apartment 5plus
$301.6K
$263.9K – $351.9K
NOI $21,112 @ 7.0% cap · market cap 6.60%
Theoretical Best
Office A
$555.5K
$486.1K – $648.1K
NOI $38,886 @ 7.0% cap · market cap 12.16%
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
494
Businesses Nearby
Explore this area
Business Placement
Demographics for 14225, NY
34,066
Population
16,253
Households
2.1
Avg Household Size
41
Median Age
29%
College-Educated
93%
High-School Grad
11.5 sq mi
ZIP Area
2,962
Density / Sq Mi
$65,562
Median Household Income
$44,408
Median Earnings
$937
Median Rent
$154,500
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 - Two residential units offer separate entries, spacious common areas, and basement storage in a traditional brick-and-frame home.
Where is this duplex located?
The property is located at 14 Saint James Road Buffalo, NY.
What is the asking price?
The asking price for this property is $319,900.
What are key features of this property?
This property features: 2,310‑square‑foot duplex with two residential units; Each unit includes 2 bedrooms, a living area, dining space, kitchen, and bathroom; Both units feature two separate entries
