Upgraded Duplex with Private
For Sale
$465,999
Pending
1712 Como Park Blvd, Lancaster, NY 14043
Well-maintained duplex with extensive updates, widened parking, and two covered private decks.
Property Size2,268 SF
Days on Market62
Property Features for 1712 Como Park Blvd
General Information
Standard status
Pending
Size
2,268 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,881
Building Details
Building Size
2,268 SF
Year Built
1996
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
WNYbyOwner.com
(716) 523-8508
Listed By:
Robyn Sansone · License #10491209960
(716) 523-8508
Source:
Elliman
Added: Jun 20
Changed: Aug 7
Last Checked: Aug 19 at 10:40AM
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 WNYbyOwner.com
Investment Insights
Based on property information with market context.
This duplex offers a substantial upgrade package and a clean, well-kept configuration. It includes hardwood flooring on both sides, new windows on both sides, a new roof, and new siding. The kitchen has new cabinetry with granite countertops, along with updated doors. Each side features bathroom improvements including tile and cabinetry, and both sides have a new furnace. The property also provides widened parking and two covered private decks for added outdoor usability.
Located between Reinstein Park and Como Park, the home is about five minutes from each and within walking distance of shopping centers. The duplex backs up to woods and Depew High School, creating a private rear backdrop.
The owner-occupied setup and maintenance standards may appeal to tenants or owner-occupants seeking a turnkey duplex with modernized systems and finishes on both sides. Showings are available by appointment, and a prequalification letter is required for all showings.
Located between Reinstein Park and Como Park, the home is about five minutes from each and within walking distance of shopping centers. The duplex backs up to woods and Depew High School, creating a private rear backdrop.
The owner-occupied setup and maintenance standards may appeal to tenants or owner-occupants seeking a turnkey duplex with modernized systems and finishes on both sides. Showings are available by appointment, and a prequalification letter is required for all showings.
Key Highlights
- Owner‑occupied duplex built in 1996 with extensive upgrades throughout
- Two covered private decks and hardwood flooring on both sides
- Upgrades include new windows, new roof, and new siding
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
$14,583
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
3.13%
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%
$291,660
$291.7K
Cap Rate 7%
$208,329
$208.3K
Cap Rate 9%
$162,033
$162.0K
Market Conditions
NOI Build-Up for 2,268 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
$31.3K $13.80/SF
− Vacancy
−$10.5K −$4.61/SF
EGI
$20.8K $9.19/SF
− OpEx
−$6.2K −$2.76/SF
NOI
$14.6K $6.43/SF
Area
Erie County, NY
Vacancy
33.44%
Lease Rate
$13.80 /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%
$291,660
Cap Rate 7%
$208,329
Cap Rate 9%
$162,033
Alternative Uses
Best Use
Multifamily LT 5
$208.3K
$182.3K – $243.1K
NOI $14,583 @ 7.0% cap · market cap 3.13%
Second Best
Apartment 5plus
$187.1K
$163.7K – $218.3K
NOI $13,095 @ 7.0% cap · market cap 2.81%
Theoretical Best
Office A
$495.8K
$433.8K – $578.4K
NOI $34,706 @ 7.0% cap · market cap 7.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
305
Businesses Nearby
Explore this area
Business Placement
Demographics for 14043, NY
24,962
Population
11,743
Households
2.1
Avg Household Size
45
Median Age
27%
College-Educated
94%
High-School Grad
9.1 sq mi
ZIP Area
2,743
Density / Sq Mi
$73,373
Median Household Income
$50,263
Median Earnings
$1,072
Median Rent
$192,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained duplex with extensive updates, widened parking, and two covered private decks.
Where is this duplex located?
The property is located at 1712 Como Park Blvd Lancaster, NY.
What is the asking price?
The asking price for this property is $465,999.
What are key features of this property?
This property features: Owner‑occupied duplex built in 1996 with extensive upgrades throughout; Two covered private decks and hardwood flooring on both sides; Upgrades include new windows, new roof, and new siding
