Duplex with Two-Car
New
For Sale
$299,900
160 Hamilton Drive, Buffalo, NY 14226
Residential, Buffalo, NY
Property Size2,410 SF
Lot Size0.11 Acres
Price / SF$124.44
Days on Market2
Property Features for 160 Hamilton Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 3, Basement, Bedroom 5, Bathroom 1, Bedroom 6, Bedroom 1, Bedroom 4, Bedroom 2
Window features
Drapes
Interior features
NaturalWoodwork, WindowTreatments
Appliances
GasWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Amherst
Middle school district
Amherst
High school district
Amherst
Directions
Saratoga to Hamilton dr.
Subdivision
Amherst-142289
Standard status
Active
APN
142289-080-090-0010-039-000
Size
2,410 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
7132
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1931
Floors in Building
2
Number of units
2
Flooring type
Tile, Hardwood, Carpet, Varies
Building materials
ShakeSiding, WoodSiding
Roof type
Asphalt
Listing Agency:
LoVallo Real Estate
(716) 634-5101
Listed By:
Michael Calabrese · License #10301218793
(716) 949-3405
Added: Sep 1
Last Checked: Sep 2 at 4:06AM
MLS# B1711364
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.
Built in 1931, this duplex contains two three-bedroom apartments within 2,410 square feet. Each unit includes a formal living room, dining room, and bonus sunroom that can serve as additional functional space. Hardwood floors and natural woodwork contribute to the interior character, while flooring varies by area and includes tile and carpet. Heating is provided by forced air with natural gas, and the property has public water service.
The upper apartment is occupied by a long-term tenant, while the lower apartment is vacant and ready for occupancy. Parking is available at both the front and rear of the property, complemented by a two-car garage. The 0.1093-acre parcel is located in the Smallwood school district at 160 Hamilton Drive in Buffalo, NY.
The upper apartment is occupied by a long-term tenant, while the lower apartment is vacant and ready for occupancy. Parking is available at both the front and rear of the property, complemented by a two-car garage. The 0.1093-acre parcel is located in the Smallwood school district at 160 Hamilton Drive in Buffalo, NY.
Key Highlights
- Two 3‑bedroom apartments within 2,410 square feet
- Upper unit has a long‑term tenant; lower unit is vacant and move‑in ready
- Two‑car garage with parking in both the front and rear
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
$23,913
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
7.97%
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%
$478,260
$478.3K
Cap Rate 7%
$341,614
$341.6K
Cap Rate 9%
$265,700
$265.7K
Market Conditions
NOI Build-Up for 2,410 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
$36.2K $15.00/SF
− Vacancy
−$2.0K −$0.83/SF
EGI
$34.2K $14.17/SF
− OpEx
−$10.2K −$4.25/SF
NOI
$23.9K $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%
$478,260
Cap Rate 7%
$341,614
Cap Rate 9%
$265,700
Alternative Uses
Best Use
Multifamily LT 5
$341.6K
$298.9K – $398.6K
NOI $23,913 @ 7.0% cap · market cap 7.97%
Second Best
Apartment 5plus
$314.7K
$275.3K – $367.1K
NOI $22,026 @ 7.0% cap · market cap 7.34%
Theoretical Best
Office A
$579.6K
$507.1K – $676.2K
NOI $40,569 @ 7.0% cap · market cap 13.53%
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
516
Businesses Nearby
Explore this area
Business Placement
Demographics for 14226, NY
29,861
Population
13,282
Households
2.2
Avg Household Size
38
Median Age
57%
College-Educated
95%
High-School Grad
6.9 sq mi
ZIP Area
4,328
Density / Sq Mi
$83,023
Median Household Income
$48,994
Median Earnings
$1,093
Median Rent
$237,500
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 three-bedroom units offer spacious living areas, dining rooms, and flexible sunroom space.
Where is this duplex located?
The property is located at 160 Hamilton 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 3‑bedroom apartments within 2,410 square feet; Upper unit has a long‑term tenant; lower unit is vacant and move‑in ready; Two‑car garage with parking in both the front and rear
