Updated Duplex with Detached
For Sale
$299,900
Pending
1565 Wehrle Drive, Buffalo, NY 14221
Residential, Buffalo, NY
Property Size1,502 SF
Lot Size0.22 Acres
Days on Market18
Property Features for 1565 Wehrle Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 4, Bathroom 1, Bedroom 3, Basement, Bathroom 2, Bedroom 2
Parking features
Open, Garage
Interior features
CeilingFans, SlidingGlassDoors
Exterior features
FullyFenced
Fencing
Fenced
Appliances
GasWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot
Elementary school district
Williamsville
Middle school district
Williamsville
High school district
Williamsville
Directions
Take Transit or Union to Wehrle
Subdivision
Williamsville Village-Amherst-142201
Standard status
Pending
APN
142201-081-090-0002-005-000
Size
1,502 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Annual Amount
5479
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
fully fenced yard
mature fruit trees
washer and dryer hook up
hardwood floors
Building Details
Year built
1940
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Varies, Laminate, Hardwood
Building materials
Frame, CopperPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 646-6400
Listed By:
Frank Ungaro · License #10401328160
(970) 218-2465
Added: Aug 18
Changed: Sep 2
Last Checked: Sep 4 at 1:06AM
MLS# B1707856
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 1,502-square-foot duplex contains two residential units, each arranged with 2 bedrooms and 1 full bath. The 1940 frame property includes hardwood, laminate, and vinyl flooring, along with forced-air natural gas heat. Recent work includes new furnaces, hot water tanks, and a roof completed in 2025, plus updated electrical panels and a backup sump pump. The basement is clean and dry and has washer and dryer hookups.
The property occupies 0.2226 acres at 1565 Wehrle Drive in Buffalo, NY 14221. Exterior features include a fully fenced yard, mature fruit trees, a private driveway, and a detached 2-car garage. Public water, an asphalt roof, gas water heating, and garage and open parking are also present.
The property occupies 0.2226 acres at 1565 Wehrle Drive in Buffalo, NY 14221. Exterior features include a fully fenced yard, mature fruit trees, a private driveway, and a detached 2-car garage. Public water, an asphalt roof, gas water heating, and garage and open parking are also present.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 full bath in each unit
- 1,502 square feet on a 0.2226‑acre lot
- New furnaces, hot water tanks, and roof completed in 2025
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
$14,904
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
4.97%
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%
$298,080
$298.1K
Cap Rate 7%
$212,914
$212.9K
Cap Rate 9%
$165,600
$165.6K
Market Conditions
NOI Build-Up for 1,502 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
$22.5K $15.00/SF
− Vacancy
−$1.2K −$0.83/SF
EGI
$21.3K $14.17/SF
− OpEx
−$6.4K −$4.25/SF
NOI
$14.9K $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%
$298,080
Cap Rate 7%
$212,914
Cap Rate 9%
$165,600
Alternative Uses
Best Use
Multifamily LT 5
$212.9K
$186.3K – $248.4K
NOI $14,904 @ 7.0% cap · market cap 4.97%
Second Best
Apartment 5plus
$196.1K
$171.6K – $228.8K
NOI $13,727 @ 7.0% cap · market cap 4.58%
Theoretical Best
Office A
$361.2K
$316.1K – $421.4K
NOI $25,284 @ 7.0% cap · market cap 8.43%
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
775
Businesses Nearby
Explore this area
Business Placement
Demographics for 14221, NY
55,275
Population
25,281
Households
2.2
Avg Household Size
48
Median Age
57%
College-Educated
96%
High-School Grad
23.4 sq mi
ZIP Area
2,362
Density / Sq Mi
$101,275
Median Household Income
$58,665
Median Earnings
$1,560
Median Rent
$298,500
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 separate two-bedroom units pair with hardwood flooring, private outdoor space, and recent major system improvements.
Where is this duplex located?
The property is located at 1565 Wehrle Drive Buffalo, NY.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 full bath in each unit; 1,502 square feet on a 0.2226‑acre lot; New furnaces, hot water tanks, and roof completed in 2025
