Duplex with Private
For Sale
$349,232
Pending
1679 Amherst Street, Buffalo, NY 14214
MULTI_FAMILY - Other - Buffalo, NY
Property Size2,508 SF
Days on Market54
Property Features for 1679 Amherst Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 4, Basement, Bedroom 5, Bedroom 2, Bedroom 3, Bedroom 1, Bathroom 1, Bedroom 6
Interior features
Attic, CeilingFans, NaturalWoodwork
Exterior features
Balcony, Fence
Fencing
Fenced
Fireplace
1
Appliances
GasWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
Main St to Amherst St
Subdivision
Buffalo City-140200
Standard status
Pending
APN
140200-089-280-0005-006-000
Size
2,508 SF
Taxes and HOA fees
Tax Annual Amount
3437
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1920
Floors in Building
3
Number of units
2
Flooring type
Tile, Varies, Hardwood, Laminate
Building materials
WoodSiding, CopperPlumbing, PexPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 875-2211
Listed By:
Susan L Mecca · License #10401232868
(716) 407-0373
Added: Jun 17
Changed: Aug 4
Last Checked: Aug 9 at 2:06PM
MLS# B1688500
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 duplex home offers flexible, multi-level living with 6+ bedrooms and 3 full baths. The lower unit includes 3 bedrooms, a living room and dining room, an updated bath, a private entrance, and a covered front porch. The upper unit has fresh paint and a fully renovated kitchen with stainless steel appliances, butcher block countertops, new cabinetry, hardware, and flooring, along with an updated bath featuring a new vanity and a custom shower with built-in shelving and a drainage system. A private balcony provides outdoor space.
A fully finished attic adds approximately 1,250 square feet of additional usable space and includes a full bath plus 2–3 additional rooms. The home also features original woodwork and hardwood floors, forced air heating with natural gas, and a fireplace.
Additional improvements include new exterior doors, a roof approximately 7 years old, updated electrical service, new hot water tanks, Drylok-treated basement walls, and some newer basement windows. The full dry basement supports storage and utility use, and the driveway accommodates two vehicles with a partially fenced backyard. Built in 1920, the home is serviced by public water.
A fully finished attic adds approximately 1,250 square feet of additional usable space and includes a full bath plus 2–3 additional rooms. The home also features original woodwork and hardwood floors, forced air heating with natural gas, and a fireplace.
Additional improvements include new exterior doors, a roof approximately 7 years old, updated electrical service, new hot water tanks, Drylok-treated basement walls, and some newer basement windows. The full dry basement supports storage and utility use, and the driveway accommodates two vehicles with a partially fenced backyard. Built in 1920, the home is serviced by public water.
Key Highlights
- Upper unit with fully renovated kitchen, stainless steel appliances, butcher block countertops, new cabinetry
- Fully finished attic adds approximately 1,250 SF of usable space plus a full bath and 2–3 additional rooms
- Lower unit: 3 bedrooms, updated bath, private entrance, and covered 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
$24,886
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
7.13%
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%
$497,720
$497.7K
Cap Rate 7%
$355,514
$355.5K
Cap Rate 9%
$276,511
$276.5K
Market Conditions
NOI Build-Up for 2,508 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
$37.6K $15.00/SF
− Vacancy
−$2.1K −$0.83/SF
EGI
$35.6K $14.17/SF
− OpEx
−$10.7K −$4.25/SF
NOI
$24.9K $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%
$497,720
Cap Rate 7%
$355,514
Cap Rate 9%
$276,511
Alternative Uses
Best Use
Multifamily LT 5
$355.5K
$311.1K – $414.8K
NOI $24,886 @ 7.0% cap · market cap 7.13%
Second Best
Apartment 5plus
$327.4K
$286.5K – $382.0K
NOI $22,921 @ 7.0% cap · market cap 6.56%
Theoretical Best
Office A
$603.1K
$527.7K – $703.7K
NOI $42,219 @ 7.0% cap · market cap 12.09%
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
944
Businesses Nearby
Explore this area
Business Placement
Demographics for 14214, NY
20,732
Population
9,280
Households
2.2
Avg Household Size
32
Median Age
46%
College-Educated
90%
High-School Grad
3.3 sq mi
ZIP Area
6,282
Density / Sq Mi
$56,573
Median Household Income
$29,928
Median Earnings
$1,072
Median Rent
$234,600
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 - Duplex featuring a renovated upper kitchen, a private balcony, and a fully finished attic with a full bath.
Where is this duplex located?
The property is located at 1679 Amherst Street Buffalo, NY.
What is the asking price?
The asking price for this property is $349,232.
What are key features of this property?
This property features: Upper unit with fully renovated kitchen, stainless steel appliances, butcher block countertops, new cabinetry; Fully finished attic adds approximately 1,250 SF of usable space plus a full bath and 2–3 additional rooms; Lower unit: 3 bedrooms, updated bath, private entrance, and covered front porch
