Updated Two-Home
For Sale
$275,000
Pending
153 Ideal Street, Buffalo, NY 14206
Two detached residences share one parcel, with refreshed kitchens, bathrooms, windows, flooring, insulation, and lighting.
Property Size2,390 SF
Days on Market66
Property Features for 153 Ideal Street
General Information
Standard status
Pending
Size
2,390 SF
Property subtype
Multi Family
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 4BR/2BA, 1 x 4BR/1.5BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,400
Building Details
Building Size
2,390 SF
Year Built
1900
Year Renovated
2026
Buildings
2
Listing Agency:
Keller Williams Realty WNY
(646) 410-6786
Listed By:
Md Nabi Islam · License #10401400344
(646) 410-6786
Source:
Highfallssir
Added: Jun 18
Changed: Aug 22
Last Checked: Aug 22 at 11:29AM
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 Keller Williams Realty WNY
Investment Insights
Based on property information with market context.
This duplex property includes two detached residences on a single parcel. The front home offers 4 bedrooms, 2 full bathrooms, a living room, formal dining room, and kitchen. The rear residence provides 4 bedrooms, 1.5 bathrooms, living and dining areas, and a full kitchen. Both homes received extensive updates in 2026, including new gas and water lines, insulation, windows, flooring, renovated bathrooms, updated kitchens, and modern lighting fixtures.
The property is located at 153 Ideal Street in Buffalo, NY, with schools, corner stores, and other everyday amenities within walking distance. Shopping centers and downtown Buffalo are accessible via I-90, and the property is a few blocks from Cheektowaga. Ownership includes one tax bill and one flat water bill. The 1900-built property offers two separate residences within one duplex asset.
The property is located at 153 Ideal Street in Buffalo, NY, with schools, corner stores, and other everyday amenities within walking distance. Shopping centers and downtown Buffalo are accessible via I-90, and the property is a few blocks from Cheektowaga. Ownership includes one tax bill and one flat water bill. The 1900-built property offers two separate residences within one duplex asset.
Key Highlights
- Two detached homes occupy one parcel at 153 Ideal Street
- Front residence includes 4 bedrooms and 2 full bathrooms
- Rear residence includes 4 bedrooms and 1.5 bathrooms
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
$23,715
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
8.62%
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%
$474,300
$474.3K
Cap Rate 7%
$338,786
$338.8K
Cap Rate 9%
$263,500
$263.5K
Market Conditions
NOI Build-Up for 2,390 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
$35.9K $15.00/SF
− Vacancy
−$2.0K −$0.83/SF
EGI
$33.9K $14.17/SF
− OpEx
−$10.2K −$4.25/SF
NOI
$23.7K $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%
$474,300
Cap Rate 7%
$338,786
Cap Rate 9%
$263,500
Alternative Uses
Best Use
Multifamily LT 5
$338.8K
$296.4K – $395.3K
NOI $23,715 @ 7.0% cap · market cap 8.62%
Second Best
Apartment 5plus
$312.0K
$273.0K – $364.1K
NOI $21,843 @ 7.0% cap · market cap 7.94%
Theoretical Best
Office A
$574.7K
$502.9K – $670.5K
NOI $40,232 @ 7.0% cap · market cap 14.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
444
Businesses Nearby
Explore this area
Business Placement
Demographics for 14206, NY
21,706
Population
10,677
Households
2
Avg Household Size
38
Median Age
18%
College-Educated
87%
High-School Grad
5.0 sq mi
ZIP Area
4,341
Density / Sq Mi
$46,842
Median Household Income
$38,379
Median Earnings
$886
Median Rent
$111,600
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 detached residences share one parcel, with refreshed kitchens, bathrooms, windows, flooring, insulation, and lighting.
Where is this duplex located?
The property is located at 153 Ideal Street Buffalo, NY.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Two detached homes occupy one parcel at 153 Ideal Street; Front residence includes 4 bedrooms and 2 full bathrooms; Rear residence includes 4 bedrooms and 1.5 bathrooms
