Brick Duplex with Deep
For Sale
$249,000
1687 Abbott Road, Lackawanna, NY 14218
Two-unit brick duplex built in 1941 with separate utilities, updated kitchen and bath, and a large parking area plus deep garage.
Property Size2,320 SF
Days on Market26
Property Features for 1687 Abbott Road
General Information
Standard status
Active
Size
2,320 SF
Property subtype
Multi Family
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$4,785
Amenities
basement and storage access
laundry unit
Building Details
Building Size
2,320 SF
Year Built
1941
Construction
brick
Tenancy
Multi
Listing Agency:
WNY Metro Roberts Realty
(716) 578-4386
Listed By:
Gina R DuBois · License #10401203791
(716) 578-4386
Source:
Highfallssir
Added: Jul 29
Changed: Aug 23
Last Checked: Aug 8 at 1:32PM
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 WNY Metro Roberts Realty
Investment Insights
Based on property information with market context.
This brick two-unit duplex offers distinctive interior finishes with woodwork and tile throughout. The layout is configured to provide privacy within each unit, including a lower apartment on the left with a separate private bedroom upstairs. The left unit also has private access to the basement and storage area. Interior updates include an updated bath and kitchen, and the upper unit features a newer laundry unit located in the hall for tenant convenience.
Separate utilities, laundry, and parking support day-to-day ease. On-site parking includes a large parking area plus a deep garage.
Built in 1941, the property is at 1687 Abbott Rd in Lackawanna, NY 14218. Mobility context shows BikeScore 46 and WalkScore 53 (somewhat bikeable/walkable) and TransitScore 32 (some transit).
Separate utilities, laundry, and parking support day-to-day ease. On-site parking includes a large parking area plus a deep garage.
Built in 1941, the property is at 1687 Abbott Rd in Lackawanna, NY 14218. Mobility context shows BikeScore 46 and WalkScore 53 (somewhat bikeable/walkable) and TransitScore 32 (some transit).
Key Highlights
- Brick two‑unit duplex built in 1941
- Lower‑left unit includes private access to basement and storage
- Upper unit has a newer laundry unit in the hall
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
$21,203
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
8.52%
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%
$424,060
$424.1K
Cap Rate 7%
$302,900
$302.9K
Cap Rate 9%
$235,589
$235.6K
Market Conditions
NOI Build-Up for 2,320 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
$40.4K $17.40/SF
− Vacancy
−$1.8K −$0.78/SF
EGI
$38.6K $16.62/SF
− OpEx
−$17.3K −$7.48/SF
NOI
$21.2K $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%
$424,060
Cap Rate 7%
$302,900
Cap Rate 9%
$235,589
Alternative Uses
Best Use
Multifamily LT 5
$328.9K
$287.8K – $383.7K
NOI $23,020 @ 7.0% cap · market cap 9.24%
Second Best
Apartment 5plus
$302.9K
$265.0K – $353.4K
NOI $21,203 @ 7.0% cap · market cap 8.52%
Theoretical Best
Office A
$557.9K
$488.2K – $650.9K
NOI $39,054 @ 7.0% cap · market cap 15.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
187
Businesses Nearby
Explore this area
Business Placement
Demographics for 14218, NY
20,878
Population
9,478
Households
2.2
Avg Household Size
38
Median Age
21%
College-Educated
88%
High-School Grad
8.1 sq mi
ZIP Area
2,578
Density / Sq Mi
$50,484
Median Household Income
$36,457
Median Earnings
$829
Median Rent
$135,000
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-unit brick duplex built in 1941 with separate utilities, updated kitchen and bath, and a large parking area plus deep garage.
Where is this duplex located?
The property is located at 1687 Abbott Road Lackawanna, NY.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: Brick two‑unit duplex built in 1941; Lower‑left unit includes private access to basement and storage; Upper unit has a newer laundry unit in the hall
