Renovated Duplex with Detached
New
For Sale
$189,900
176 Crystal Avenue, Buffalo, NY 14220
Residential, Buffalo, NY
Property Size1,358 SF
Lot Size0.13 Acres
Price / SF$139.84
Days on Market2
Property Features for 176 Crystal Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Basement, Bedroom 1, Bedroom 3, Bathroom 1, Bedroom 2
Parking features
Garage
Patio and Porch features
Porch
Interior features
NaturalWoodwork, ProgrammableThermostat
Exterior features
Awnings, Fence
Fencing
Fenced
Fireplace
1
Appliances
GasWaterHeater
Subdivision
Buffalo Crk Reservation
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
Head north on South Park Avenue from McKinley Parkway, turn left on Crystal Avenue, the home will be on your right.
Standard status
Active
APN
140200-133-390-0005-028-000
Size
1,358 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Annual Amount
1951
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Amenities
deck
fenced backyard
laundry hookups
garage
fireplace
Building Details
Year built
1920
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Carpet, Varies, Hardwood, Tile
Building materials
Brick, VinylSiding, WoodSiding, CopperPlumbing
Roof type
Shingle
Architectural style
Other
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Joshua James · License #10301210944
(716) 697-3280
Added: Sep 5
Last Checked: Sep 6 at 1:06PM
MLS# B1712059
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 1920-built duplex contains a renovated lower unit with two bedrooms, a formal dining room, a remodeled kitchen, natural woodwork, luxury vinyl plank flooring, and a tile-surround bath. The upper unit offers one bedroom, an eat-in kitchen, tile flooring, and luxury vinyl plank flooring. Each unit has separate utilities, and laundry hookups are provided. A detached 2.5-car garage, rear deck, covered porch, and fully fenced backyard add storage and outdoor space. The property also includes a basement, public water, natural-gas forced-air heating, copper plumbing, and a shingle roof.
The property is located at 176 Crystal Avenue in Buffalo’s South Buffalo area, near Mulroy Park and Cazenovia Park. I-190 access, local shops, schools, entertainment, and downtown Buffalo are within the surrounding area. Recent improvements include the lower furnace, kitchen, bath, and flooring in 2020; the deck in 2022; the garage door in 2023; the sump in 2024; and exterior paint and landscaping in 2026.
The property is located at 176 Crystal Avenue in Buffalo’s South Buffalo area, near Mulroy Park and Cazenovia Park. I-190 access, local shops, schools, entertainment, and downtown Buffalo are within the surrounding area. Recent improvements include the lower furnace, kitchen, bath, and flooring in 2020; the deck in 2022; the garage door in 2023; the sump in 2024; and exterior paint and landscaping in 2026.
Key Highlights
- 1,358 SF duplex on 0.1299 acres
- Two‑bedroom lower unit and one‑bedroom upper unit
- Detached 2.5‑car garage with rear wood deck
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
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
463
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Separate utilities, laundry hookups, and a fenced yard support practical two-unit occupancy.
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: 1,358 SF duplex on 0.1299 acres; Two‑bedroom lower unit and one‑bedroom upper unit; Detached 2.5‑car garage with rear wood deck
