Two-Family Duplex with
For Sale
$239,900
153 Indian Church Road, Buffalo, NY 14210
Two-family residence with a covered porch, full basement, detached garage, and sizable yard.
Property Size2,298 SF
Lot Size0.10 Acres
Price / SF$104.40
Days on Market9
Property Features for 153 Indian Church Road
General Information
Standard status
Active
Size
2,298 SF
Lot size
0.10 Acres
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,630
Building Details
Building Size
2,298 SF
Year Built
1930
Buildings
1
Listing Agency:
Realty ONE Group Empower
(716) 228-6560
Listed By:
Salvatore J Dentico · License #10401262240
(716) 228-6560
Source:
Highfallssir
Added: Aug 12
Changed: Aug 17
Last Checked: Aug 19 at 4:00PM
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 Realty ONE Group Empower
Investment Insights
Based on property information with market context.
This two-family duplex at 153 Indian Church Road provides approximately 2,298 square feet with five bedrooms and two full bathrooms. Built in 1930, the residence includes natural wood details, a covered front porch, full basement, detached garage, and a large yard on an approximately 4,356-square-foot lot.
The property is located in Buffalo’s Cazenovia Park neighborhood, near parks, shopping, dining, and major roadways. Its two-family configuration supports either owner occupancy or an investment-oriented use, as described in the property information.
The property is located in Buffalo’s Cazenovia Park neighborhood, near parks, shopping, dining, and major roadways. Its two-family configuration supports either owner occupancy or an investment-oriented use, as described in the property information.
Key Highlights
- Approximately 2,298 sq. ft. two‑family residence
- 5 bedrooms and 2 full bathrooms
- Built in 1930
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
$21,002
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
8.75%
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%
$420,040
$420.0K
Cap Rate 7%
$300,029
$300.0K
Cap Rate 9%
$233,356
$233.4K
Market Conditions
NOI Build-Up for 2,298 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
$40.0K $17.40/SF
− Vacancy
−$1.8K −$0.78/SF
EGI
$38.2K $16.62/SF
− OpEx
−$17.2K −$7.48/SF
NOI
$21.0K $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%
$420,040
Cap Rate 7%
$300,029
Cap Rate 9%
$233,356
Alternative Uses
Best Use
Multifamily LT 5
$325.7K
$285.0K – $380.0K
NOI $22,802 @ 7.0% cap · market cap 9.50%
Second Best
Apartment 5plus
$300.0K
$262.5K – $350.0K
NOI $21,002 @ 7.0% cap · market cap 8.75%
Theoretical Best
Office A
$552.6K
$483.6K – $644.7K
NOI $38,684 @ 7.0% cap · market cap 16.13%
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
353
Businesses Nearby
Explore this area
Business Placement
Demographics for 14210, NY
15,480
Population
7,813
Households
2
Avg Household Size
36
Median Age
19%
College-Educated
85%
High-School Grad
3.1 sq mi
ZIP Area
4,994
Density / Sq Mi
$51,059
Median Household Income
$31,652
Median Earnings
$925
Median Rent
$124,300
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-family residence with a covered porch, full basement, detached garage, and sizable yard.
Where is this duplex located?
The property is located at 153 Indian Church Road Buffalo, NY.
What is the asking price?
The asking price for this property is $239,900.
What are key features of this property?
This property features: Approximately 2,298 sq. ft. two‑family residence; 5 bedrooms and 2 full bathrooms; Built in 1930
