Side-by-Side Duplex with
For Sale
$375,000
17 W Summerset Lane, Buffalo, NY 14228
MULTI_FAMILY - Other - Buffalo, NY
Property Size2,592 SF
Lot Size0.19 Acres
Price / SF$144.68
Days on Market9
Property Features for 17 W Summerset Lane
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 4, Bedroom 3, Bedroom 1, Bathroom 3, Bedroom 5, Bathroom 1, Bathroom 4, Bedroom 2, Bathroom 2, Basement
Parking features
Garage, Open
Window features
Drapes
Interior features
CeilingFans, WindowTreatments
Exterior features
Fence
Fencing
Fenced
Appliances
GasWaterHeater
Subdivision
Holland Land Company's Su
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school
Heritage Heights Elementary
Middle school
Sweet Home Middle
High school
Sweet Home Senior High
Elementary school district
Sweet Home
Middle school district
Sweet Home
High school district
Sweet Home
Directions
Tonawanda Creek to E Summerset to W Summerset
Standard status
Active
APN
142289-026-100-0001-028-000
Size
2,592 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Annual Amount
5719
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
in-unit laundry
detached garage
Building Details
Year built
1970
Floors in Building
2
Number of units
2
Flooring type
Tile, Carpet, Varies, Vinyl
Building materials
Brick, VinylSiding
Roof type
Shingle, Asphalt
Architectural style
Other
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Calvin Caruso III · License #10301224027
(716) 462-8196
Added: Aug 4
Changed: Aug 12
Last Checked: Aug 12 at 2:06PM
MLS# B1702180
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 side-by-side duplex contains 2,592 square feet across two residential units. The left unit has 2 bedrooms and 1.5 bathrooms, while the right unit offers 3 bedrooms and 1.5 bathrooms. Each unit includes in-unit laundry and a practical floor plan. The property also has a detached 2-car garage, additional off-street parking, fencing, and a basement. Construction includes brick and vinyl siding, with forced-air natural gas heating and public water service.
The property is in Amherst within the Sweet Home School District and is located minutes from the University at Buffalo, shopping, restaurants, parks, and major commuter routes. Its two-unit configuration supports either multi-unit ownership or an arrangement in which the owner occupies one residence and leases the other.
The property is in Amherst within the Sweet Home School District and is located minutes from the University at Buffalo, shopping, restaurants, parks, and major commuter routes. Its two-unit configuration supports either multi-unit ownership or an arrangement in which the owner occupies one residence and leases the other.
Key Highlights
- 2,592‑square‑foot side‑by‑side duplex
- 2‑bedroom and 3‑bedroom unit configuration
- Each unit includes 1.5 bathrooms and in‑unit laundry
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
$25,719
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
6.86%
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%
$514,380
$514.4K
Cap Rate 7%
$367,414
$367.4K
Cap Rate 9%
$285,767
$285.8K
Market Conditions
NOI Build-Up for 2,592 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
$38.9K $15.00/SF
− Vacancy
−$2.1K −$0.83/SF
EGI
$36.7K $14.17/SF
− OpEx
−$11.0K −$4.25/SF
NOI
$25.7K $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%
$514,380
Cap Rate 7%
$367,414
Cap Rate 9%
$285,767
Alternative Uses
Best Use
Multifamily LT 5
$367.4K
$321.5K – $428.7K
NOI $25,719 @ 7.0% cap · market cap 6.86%
Second Best
Apartment 5plus
$338.4K
$296.1K – $394.8K
NOI $23,689 @ 7.0% cap · market cap 6.32%
Theoretical Best
Office A
$623.3K
$545.4K – $727.2K
NOI $43,633 @ 7.0% cap · market cap 11.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
234
Businesses Nearby
Explore this area
Business Placement
Demographics for 14228, NY
23,945
Population
10,601
Households
2.3
Avg Household Size
32
Median Age
49%
College-Educated
92%
High-School Grad
15.9 sq mi
ZIP Area
1,506
Density / Sq Mi
$72,426
Median Household Income
$40,958
Median Earnings
$1,264
Median Rent
$246,100
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 separate units provide in-unit laundry, functional layouts, and off-street parking for flexible residential use.
Where is this duplex located?
The property is located at 17 W Summerset Lane Buffalo, NY.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 2,592‑square‑foot side‑by‑side duplex; 2‑bedroom and 3‑bedroom unit configuration; Each unit includes 1.5 bathrooms and in‑unit laundry
