Two-Unit Duplex with
For Sale
$165,000
141 Shirley Avenue, Buffalo, NY 14215
Two residential units are complemented by a full basement for storage or future expansion.
Property Size1,449 SF
Lot Size0.09 Acres
Price / SF$113.87
Days on Market9
Property Features for 141 Shirley Avenue
General Information
Standard status
Active
Size
1,449 SF
Lot size
0.09 Acres
Property subtype
Multi Family
Site & Location
Road Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,318
Building Details
Building Size
1,449 SF
Year Built
1925
Buildings
1
Listing Agency:
Blue Eagle Realty Corp.
(716) 436-1296
Listed By:
Alan Findlay · License #10401299791
(716) 436-1296
Source:
Highfallssir
Added: Aug 23
Changed: Aug 29
Last Checked: Aug 30 at 9:44PM
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 Blue Eagle Realty Corp.
Investment Insights
Based on property information with market context.
Built in 1925, this duplex at 141 Shirley Avenue contains approximately 1,449 square feet across two residential units. The layout is typically arranged as two bedrooms and one full bathroom per unit, providing four bedrooms and two full bathrooms overall. A full basement adds storage capacity or room for future expansion, while the approximately 4,130 sq ft lot offers off-street parking potential.
The property is located in Buffalo’s University District on a residential street near the University at Buffalo South Campus. Shopping, dining, public transit, and major expressways are also minutes away, placing everyday services and regional transportation within convenient reach.
The property is located in Buffalo’s University District on a residential street near the University at Buffalo South Campus. Shopping, dining, public transit, and major expressways are also minutes away, placing everyday services and regional transportation within convenient reach.
Key Highlights
- Two‑unit duplex at 141 Shirley Avenue in Buffalo, NY 14215
- Approximately 1,449 square feet across two units
- Typical configuration includes 2‑bed/1‑bath per unit
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
$14,378
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
8.71%
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%
$287,560
$287.6K
Cap Rate 7%
$205,400
$205.4K
Cap Rate 9%
$159,756
$159.8K
Market Conditions
NOI Build-Up for 1,449 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
$21.7K $15.00/SF
− Vacancy
−$1.2K −$0.83/SF
EGI
$20.5K $14.17/SF
− OpEx
−$6.2K −$4.25/SF
NOI
$14.4K $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%
$287,560
Cap Rate 7%
$205,400
Cap Rate 9%
$159,756
Alternative Uses
Best Use
Multifamily LT 5
$205.4K
$179.7K – $239.6K
NOI $14,378 @ 7.0% cap · market cap 8.71%
Second Best
Apartment 5plus
$189.2K
$165.5K – $220.7K
NOI $13,243 @ 7.0% cap · market cap 8.03%
Theoretical Best
Office A
$348.5K
$304.9K – $406.5K
NOI $24,392 @ 7.0% cap · market cap 14.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,082
Businesses Nearby
Explore this area
Business Placement
Demographics for 14215, NY
42,447
Population
19,203
Households
2.2
Avg Household Size
33
Median Age
19%
College-Educated
87%
High-School Grad
4.8 sq mi
ZIP Area
8,843
Density / Sq Mi
$43,326
Median Household Income
$29,204
Median Earnings
$993
Median Rent
$102,800
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 are complemented by a full basement for storage or future expansion.
Where is this duplex located?
The property is located at 141 Shirley Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $165,000.
What are key features of this property?
This property features: Two‑unit duplex at 141 Shirley Avenue in Buffalo, NY 14215; Approximately 1,449 square feet across two units; Typical configuration includes 2‑bed/1‑bath per unit
