Renovated Duplex with Detached
For Sale
$189,900
176 Crystal Avenue, Buffalo, NY 14220
Two-unit property with separate utilities, a fenced yard, and flexible owner-occupant or rental use.
Property Size1,358 SF
Days on Market9
Property Features for 176 Crystal Avenue
General Information
Standard status
Active
Size
1,358 SF
Property subtype
Duplex
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,951
Amenities
rear wood deck
private & fully fenced backyard
laundry hookups
garage
Building Details
Building Size
1,358 SF
Year Built
1920
Buildings
1
Listing Agency:
Keller Williams Realty WNY
Listed By:
Joshua James · License #10301210944
(716) 697-3280
Source:
Highfallssir
Added: Sep 5
Changed: Sep 12
Last Checked: Sep 12 at 9:57AM
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 Keller Williams Realty WNY
Investment Insights
Based on property information with market context.
This 1920 duplex includes a two-bedroom lower unit and a one-bedroom upper unit. The lower residence features luxury vinyl plank flooring, a living room with faux brick fireplace, formal dining room, remodeled kitchen with granite counters and soft-close cabinetry, and an updated bath with tile shower surround. The upper unit includes an eat-in kitchen, tile flooring, and LVP flooring. Separate utilities, laundry hookups, a rear deck, and a private fenced backyard add practical functionality.
The property at 176 Crystal Avenue is in Buffalo’s South Buffalo area, near Mulroy Park, Cazenovia Park, local shops, schools, entertainment, and I-190. Downtown Buffalo is approximately 8 minutes away. A detached 2.5-car garage provides additional storage. Notable improvements include a 2026 exterior paint and landscaping update, 2024 sump installation, 2023 garage door replacement, 2022 deck work, selected 2020 interior and mechanical updates, a 2014 tear-off roof and hot water tanks, and a 2013 upper furnace.
The property at 176 Crystal Avenue is in Buffalo’s South Buffalo area, near Mulroy Park, Cazenovia Park, local shops, schools, entertainment, and I-190. Downtown Buffalo is approximately 8 minutes away. A detached 2.5-car garage provides additional storage. Notable improvements include a 2026 exterior paint and landscaping update, 2024 sump installation, 2023 garage door replacement, 2022 deck work, selected 2020 interior and mechanical updates, a 2014 tear-off roof and hot water tanks, and a 2013 upper furnace.
Key Highlights
- Two‑unit duplex with a 2‑bedroom lower unit and 1‑bedroom upper unit
- Detached 2.5‑car garage with additional storage
- Separate utilities and laundry hookups
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
$13,475
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
7.10%
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%
$269,500
$269.5K
Cap Rate 7%
$192,500
$192.5K
Cap Rate 9%
$149,722
$149.7K
Market Conditions
NOI Build-Up for 1,358 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
$20.4K $15.00/SF
− Vacancy
−$1.1K −$0.83/SF
EGI
$19.2K $14.17/SF
− OpEx
−$5.8K −$4.25/SF
NOI
$13.5K $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%
$269,500
Cap Rate 7%
$192,500
Cap Rate 9%
$149,722
Alternative Uses
Best Use
Multifamily LT 5
$192.5K
$168.4K – $224.6K
NOI $13,475 @ 7.0% cap · market cap 7.10%
Second Best
Apartment 5plus
$177.3K
$155.1K – $206.9K
NOI $12,411 @ 7.0% cap · market cap 6.54%
Theoretical Best
Office A
$326.6K
$285.8K – $381.0K
NOI $22,860 @ 7.0% cap · market cap 12.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
486
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with separate utilities, a fenced yard, and flexible owner-occupant or rental use.
Where is this duplex located?
The property is located at 176 Crystal Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: Two‑unit duplex with a 2‑bedroom lower unit and 1‑bedroom upper unit; Detached 2.5‑car garage with additional storage; Separate utilities and laundry hookups
