Updated Two-Unit
New
For Sale
$199,999
161 Edson St, West Seneca, NY 14210
Updated finishes, separate utilities, and flexible owner-occupant or rental use.
Property Size1,936 SF
Days on Market3
Property Features for 161 Edson St
General Information
Standard status
Active
Size
1,936 SF
Property subtype
Multi Family
Units
Unit Mix
3BR/1BA, 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,561
Amenities
covered front porch
storage shed
Building Details
Building Size
1,936 SF
Year Built
1920
Units
2
Listing Agency:
HUNT Real Estate ERA
Listed By:
Brandon Kmiotek · License #10401343054
(716) 473-9000
Source:
Elliman
Added: Sep 11
Last Checked: Sep 12 at 7:02AM
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 HUNT Real Estate ERA
Investment Insights
Based on property information with market context.
Built in 1920, this duplex at 161 Edson St includes two separately configured units. The lower apartment offers 3 bedrooms and 1 full bath, while the upper apartment includes 2 bedrooms and 1 full bath with newer carpeting. Both units have recessed lighting, vinyl plank flooring, updated finishes, and some newer vinyl windows.
Property improvements include updated electrical panels and service, updated furnaces and hot water tanks, a younger tear-off roof, glass block windows, vinyl siding, and separate utilities. The lower unit has a covered front porch, while the property also provides a spacious backyard and storage shed. The home is within the West Seneca School District and has a walk score of 33 and bike score of 42.
Property improvements include updated electrical panels and service, updated furnaces and hot water tanks, a younger tear-off roof, glass block windows, vinyl siding, and separate utilities. The lower unit has a covered front porch, while the property also provides a spacious backyard and storage shed. The home is within the West Seneca School District and has a walk score of 33 and bike score of 42.
Key Highlights
- Two‑unit duplex with 3‑bedroom and 2‑bedroom apartments
- Updated electrical panels, service, furnaces, and hot water tanks
- Younger tear‑off roof, vinyl siding, and glass block windows
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
$17,694
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
8.85%
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%
$353,880
$353.9K
Cap Rate 7%
$252,771
$252.8K
Cap Rate 9%
$196,600
$196.6K
Market Conditions
NOI Build-Up for 1,936 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
$33.7K $17.40/SF
− Vacancy
−$1.5K −$0.78/SF
EGI
$32.2K $16.62/SF
− OpEx
−$14.5K −$7.48/SF
NOI
$17.7K $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%
$353,880
Cap Rate 7%
$252,771
Cap Rate 9%
$196,600
Alternative Uses
Best Use
Multifamily LT 5
$274.4K
$240.1K – $320.2K
NOI $19,210 @ 7.0% cap · market cap 9.61%
Second Best
Apartment 5plus
$252.8K
$221.2K – $294.9K
NOI $17,694 @ 7.0% cap · market cap 8.85%
Theoretical Best
Office A
$465.6K
$407.4K – $543.2K
NOI $32,590 @ 7.0% cap · market cap 16.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
403
Businesses Nearby
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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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Updated finishes, separate utilities, and flexible owner-occupant or rental use.
Where is this duplex located?
The property is located at 161 Edson St West Seneca, NY.
What is the asking price?
The asking price for this property is $199,999.
What are key features of this property?
This property features: Two‑unit duplex with 3‑bedroom and 2‑bedroom apartments; Updated electrical panels, service, furnaces, and hot water tanks; Younger tear‑off roof, vinyl siding, and glass block windows
