Duplex with Full
For Sale
$300,000
175 Culver Road, Buffalo, NY 14220
Two-unit residential property with a tenant in place and a lower apartment featuring hardwood floors and an updated bathroom.
Property Size1,708 SF
Days on Market16
Property Features for 175 Culver Road
General Information
Standard status
Active
Size
1,708 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,067
Building Details
Building Size
1,708 SF
Year Built
1929
Buildings
1
Listing Agency:
HUNT Real Estate ERA
(716) 864-5804
Listed By:
Samuel DeFranks · License #10401318222
(716) 864-5804
Source:
Highfallssir
Added: Aug 10
Changed: Aug 24
Last Checked: Aug 24 at 2:15PM
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 HUNT Real Estate ERA
Investment Insights
Based on property information with market context.
Built in 1929, this South Buffalo duplex includes two residential units with a full basement providing storage space for both apartments. The lower unit offers hardwood flooring, a generously sized living room, formal dining room, two bedrooms, and an updated bathroom. A sump pump serves the basement, and the property includes two newer hot water tanks.
The upper apartment is occupied by a tenant on a month-to-month lease, while the lower layout provides a separate two-bedroom living arrangement. Located on Culver Road just off McKinley Parkway in South Buffalo, the property is positioned within an established residential neighborhood.
The upper apartment is occupied by a tenant on a month-to-month lease, while the lower layout provides a separate two-bedroom living arrangement. Located on Culver Road just off McKinley Parkway in South Buffalo, the property is positioned within an established residential neighborhood.
Key Highlights
- Duplex configuration with two residential units
- Lower unit includes two bedrooms, hardwood floors, formal dining room, and updated bathroom
- Upper unit is tenant‑occupied on a month‑to‑month lease
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
$16,948
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
5.65%
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%
$338,960
$339.0K
Cap Rate 7%
$242,114
$242.1K
Cap Rate 9%
$188,311
$188.3K
Market Conditions
NOI Build-Up for 1,708 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
$25.6K $15.00/SF
− Vacancy
−$1.4K −$0.83/SF
EGI
$24.2K $14.17/SF
− OpEx
−$7.3K −$4.25/SF
NOI
$16.9K $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%
$338,960
Cap Rate 7%
$242,114
Cap Rate 9%
$188,311
Alternative Uses
Best Use
Multifamily LT 5
$242.1K
$211.9K – $282.5K
NOI $16,948 @ 7.0% cap · market cap 5.65%
Second Best
Apartment 5plus
$223.0K
$195.1K – $260.2K
NOI $15,610 @ 7.0% cap · market cap 5.20%
Theoretical Best
Office A
$410.7K
$359.4K – $479.2K
NOI $28,752 @ 7.0% cap · market cap 9.58%
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
790
Businesses Nearby
Explore this area
Business Placement
Demographics for 14220, NY
23,959
Population
11,286
Households
2.1
Avg Household Size
38
Median Age
28%
College-Educated
93%
High-School Grad
3.8 sq mi
ZIP Area
6,305
Density / Sq Mi
$68,337
Median Household Income
$42,112
Median Earnings
$974
Median Rent
$180,200
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 residential property with a tenant in place and a lower apartment featuring hardwood floors and an updated bathroom.
Where is this duplex located?
The property is located at 175 Culver Road Buffalo, NY.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Duplex configuration with two residential units; Lower unit includes two bedrooms, hardwood floors, formal dining room, and updated bathroom; Upper unit is tenant‑occupied on a month‑to‑month lease
