Updated Two-Family
163 Royal Avenue, Buffalo, NY 14207
For Sale
$179,900
Residential, Buffalo, NY
Property Size1,631 SF
Lot Size0.06 Acres
Price / SF$110.30
Days on Market54
Property Features for 163 Royal Avenue
General Information
Property type
Property subtype
Bedrooms
Bathrooms
Full bathrooms
Rooms
Patio and Porch features
Exterior features
Appliances
Subdivision
Lot features
Elementary school district
Middle school district
High school district
Directions
Standard status
APN
Size
Lot size
Taxes and HOA fees
Tax Annual Amount
Utilities
Heating system
Water source
Building Details
Year built
Floors in Building
Number of units
Flooring type
Building materials
Architectural style
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Walaa Kadhum · License NY #10401363055
(716) 495-5961
Added: Sep 18
Changed: Nov 5
Last Checked: Nov 10 at 2:06AM
MLS# B1715820
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.
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Investment Insights
Based on property information with market context.
This 1,631-square-foot duplex contains two independent residences, each arranged with 2 bedrooms and 1 full bathroom. The property also includes a full basement, a deck, balcony space, frame construction with vinyl siding, and a mix of laminate, tile, and hardwood flooring. Public water service and a natural-gas water heater are in place, and the home dates to 1930.
Major work completed in 2026 includes a new main sewer line, roof replacement, and new windows throughout the property with one exception. The upper unit or upper portion was also updated during 2026. Located at 163 Royal Avenue in Buffalo's 14207 area, the property offers access to shopping, restaurants, major roadways, and downtown Buffalo.
Major work completed in 2026 includes a new main sewer line, roof replacement, and new windows throughout the property with one exception. The upper unit or upper portion was also updated during 2026. Located at 163 Royal Avenue in Buffalo's 14207 area, the property offers access to shopping, restaurants, major roadways, and downtown Buffalo.
Key Highlights
- Two separate units, each with 2 bedrooms and 1 full bathroom
- 1,631 SF duplex on a 0.0589‑acre lot
- 2026 improvements include roof, main sewer line, and window replacements
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$16,184
Cap Rate
9.00%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$323,680
$323.7K
Cap Rate 7%
$231,200
$231.2K
Cap Rate 9%
$179,822
$179.8K
Market Conditions
NOI Build-Up for 1,631 SF
Gross rent
$24.5K $15.00/SF
− Vacancy
−$1.3K −$0.83/SF
EGI
$23.1K $14.17/SF
− OpEx
−$6.9K −$4.25/SF
NOI
$16.2K $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 Rate 5%
$323,680
Cap Rate 7%
$231,200
Cap Rate 9%
$179,822
Alternative Uses
Best Use
Multifamily LT 5
$231.2K
$202.3K – $269.7K
NOI $16,184 @ 7.0% cap · market cap 9.00%
Second Best
Apartment 5plus
$212.9K
$186.3K – $248.4K
NOI $14,906 @ 7.0% cap · market cap 8.29%
Theoretical Best
Office A
$392.2K
$343.2K – $457.6K
NOI $27,456 @ 7.0% cap · market cap 15.26%
Zoning and permitted uses should be independently verified with authorities.
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Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
510
Businesses Nearby
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Business Placement
Demographics for 14207, NY
26,006
Population
11,317
Households
2.3
Avg Household Size
32
Median Age
19%
College-Educated
79%
High-School Grad
3.9 sq mi
ZIP Area
6,668
Density / Sq Mi
$38,951
Median Household Income
$33,851
Median Earnings
$943
Median Rent
$111,200
Median Home Value
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Market
Average Price Trend$/SF for Duplexes in Buffalo, NY
Properties on Market for Duplexes in Buffalo
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - Two separate living units with full basements, exterior deck space, and recent improvements to major building systems.
Where is this duplex located?
The property is located at 163 Royal Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $179,900.
What are key features of this property?
This property features: Two separate units, each with 2 bedrooms and 1 full bathroom; 1,631 SF duplex on a 0.0589‑acre lot; 2026 improvements include roof, main sewer line, and window replacements
