Two-Unit Duplex with
For Sale
$249,900
142 Roesch Avenue, Buffalo, NY 14207
Six-bedroom layout with one occupied level and one available for occupancy or leasing.
Property Size2,412 SF
Days on Market9
Property Features for 142 Roesch Avenue
General Information
Standard status
Active
Size
2,412 SF
Total Parking Spaces
2
Property subtype
Multi Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,364
Building Details
Building Size
2,412 SF
Year Built
1920
Buildings
1
Listing Agency:
HUNT Real Estate ERA
(716) 622-8700
Listed By:
Heather Wilhelm · License #10401285292
(716) 622-8700
Source:
Highfallssir
Added: Aug 17
Changed: Aug 22
Last Checked: Aug 24 at 1:02PM
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 HUNT Real Estate ERA
Investment Insights
Based on property information with market context.
Built in 1920, this duplex at 142 Roesch Avenue includes six bedrooms arranged with three on each level. The lower unit is occupied by a tenant, while the upper unit is vacant and available for personal use or a new lease. A two-car garage adds on-site parking and storage capacity.
The property is located in Buffalo’s Riverside area, with access to shopping, dining, transportation, nearby amenities, and major roadways. The combination of an existing tenant and an available upper unit supports both owner-occupancy and continued two-unit operation.
The property is located in Buffalo’s Riverside area, with access to shopping, dining, transportation, nearby amenities, and major roadways. The combination of an existing tenant and an available upper unit supports both owner-occupancy and continued two-unit operation.
Key Highlights
- Six bedrooms total, with three bedrooms on each level
- Lower level currently tenant occupied
- Upper level is vacant and available for occupancy or leasing
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
$22,044
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
8.82%
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%
$440,880
$440.9K
Cap Rate 7%
$314,914
$314.9K
Cap Rate 9%
$244,933
$244.9K
Market Conditions
NOI Build-Up for 2,412 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
$42.0K $17.40/SF
− Vacancy
−$1.9K −$0.78/SF
EGI
$40.1K $16.62/SF
− OpEx
−$18.0K −$7.48/SF
NOI
$22.0K $9.14/SF
Area
Buffalo, NY
Vacancy
4.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
45.00%
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%
$440,880
Cap Rate 7%
$314,914
Cap Rate 9%
$244,933
Alternative Uses
Best Use
Multifamily LT 5
$341.9K
$299.2K – $398.9K
NOI $23,933 @ 7.0% cap · market cap 9.58%
Second Best
Apartment 5plus
$314.9K
$275.6K – $367.4K
NOI $22,044 @ 7.0% cap · market cap 8.82%
Theoretical Best
Office A
$580.0K
$507.5K – $676.7K
NOI $40,603 @ 7.0% cap · market cap 16.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
417
Businesses Nearby
Explore this area
Business Placement
Demographics for 14207, NY
26,006
Population
11,317
Households
2.3
Avg Household Size
32
Median Age
19%
College-Educated
79%
High-School Grad
3.9 sq mi
ZIP Area
6,668
Density / Sq Mi
$38,951
Median Household Income
$33,851
Median Earnings
$943
Median Rent
$111,200
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 - Six-bedroom layout with one occupied level and one available for occupancy or leasing.
Where is this duplex located?
The property is located at 142 Roesch Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Six bedrooms total, with three bedrooms on each level; Lower level currently tenant occupied; Upper level is vacant and available for occupancy or leasing
