Updated Duplex with Attached
New
For Sale
$299,900
160 Como Park Boulevard, Cheektowaga, NY 14227
Two separately accessed units offer distinct kitchens, baths, driveways, and utility arrangements.
Property Size2,604 SF
Days on Market5
Property Features for 160 Como Park Boulevard
General Information
Standard status
Active
Size
2,604 SF
Property subtype
Multi Family
Additional Details
Utilities to Site
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,121
Amenities
front porch
fireplace
fenced yard
garage
storage room
shed
mudroom
Building Details
Building Size
2,604 SF
Year Built
1890
Listing Agency:
Howard Hanna WNY Inc.
(716) 725-8716
Listed By:
James P Covelli · License #40CO1013253
(716) 725-8716
Source:
Highfallssir
Added: Aug 28
Changed: Aug 31
Last Checked: Aug 31 at 9:34PM
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 Howard Hanna WNY Inc.
Investment Insights
Based on property information with market context.
This two-unit property includes a larger lower residence with an eat-in kitchen, breakfast bar, pantry nook, formal dining room, expansive living room, updated full bath, three bedrooms, fireplace-equipped family room, front porch, and entry mudroom. The upper residence provides a modern kitchen, full bath, dining room, living room, two bedrooms, and its own front porch. Both units have separate entrances, driveways, and utilities.
An attached 2.5-car garage includes a sizable bonus storage room, while a newer shed and fully fenced side yard add practical outdoor storage and usable exterior space. Updates include windows, flooring, doors, paint, a furnace installed in 2023, and AC installed in 2023. Built in 1890, the property is located at 160 Como Park Boulevard in Cheektowaga, NY.
An attached 2.5-car garage includes a sizable bonus storage room, while a newer shed and fully fenced side yard add practical outdoor storage and usable exterior space. Updates include windows, flooring, doors, paint, a furnace installed in 2023, and AC installed in 2023. Built in 1890, the property is located at 160 Como Park Boulevard in Cheektowaga, NY.
Key Highlights
- Two‑unit property with separate entrances, driveways, and utilities
- Lower residence includes three bedrooms, fireplace‑equipped family room, formal dining room, and eat‑in kitchen
- Upper residence offers two bedrooms, modern kitchen, full bath, dining room, and front porch
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
$16,743
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
5.58%
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%
$334,860
$334.9K
Cap Rate 7%
$239,186
$239.2K
Cap Rate 9%
$186,033
$186.0K
Market Conditions
NOI Build-Up for 2,604 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 $13.80/SF
− Vacancy
−$12.0K −$4.61/SF
EGI
$23.9K $9.19/SF
− OpEx
−$7.2K −$2.76/SF
NOI
$16.7K $6.43/SF
Area
Erie County, NY
Vacancy
33.44%
Lease Rate
$13.80 /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%
$334,860
Cap Rate 7%
$239,186
Cap Rate 9%
$186,033
Alternative Uses
Best Use
Multifamily LT 5
$239.2K
$209.3K – $279.1K
NOI $16,743 @ 7.0% cap · market cap 5.58%
Second Best
Apartment 5plus
$214.8K
$187.9K – $250.6K
NOI $15,035 @ 7.0% cap · market cap 5.01%
Theoretical Best
Office A
$569.2K
$498.1K – $664.1K
NOI $39,847 @ 7.0% cap · market cap 13.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
215
Businesses Nearby
Explore this area
Business Placement
Demographics for 14227, NY
23,130
Population
10,476
Households
2.2
Avg Household Size
48
Median Age
26%
College-Educated
95%
High-School Grad
8.2 sq mi
ZIP Area
2,821
Density / Sq Mi
$67,349
Median Household Income
$46,627
Median Earnings
$1,084
Median Rent
$190,400
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 separately accessed units offer distinct kitchens, baths, driveways, and utility arrangements.
Where is this duplex located?
The property is located at 160 Como Park Boulevard Cheektowaga, 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 property with separate entrances, driveways, and utilities; Lower residence includes three bedrooms, fireplace‑equipped family room, formal dining room, and eat‑in kitchen; Upper residence offers two bedrooms, modern kitchen, full bath, dining room, and front porch
