Updated Two-Unit
For Sale
$215,000
188 Goulding Avenue, Buffalo, NY 14208
Residential, Buffalo, NY
Property Size2,080 SF
Lot Size0.08 Acres
Price / SF$103.37
Days on Market49
Property Features for 188 Goulding Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 5, Bedroom 1, Bedroom 4, Bedroom 6, Bathroom 2, Bedroom 2, Bathroom 1, Basement
Appliances
GasWaterHeater
Subdivision
Holland Land Companys
Lot features
Agricultural, Rectangular, Rectangular Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Standard status
Active
APN
140200-100-350-0002-037-000
Size
2,080 SF
Lot size
0.08 Acres
Additional Details
Tenant in Place
Yes
Taxes and HOA fees
Tax Annual Amount
2110
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1920
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Hardwood, Varies
Building materials
VinylSiding
Listing Agency:
WNY Metro Roberts Realty
(716) 875-2211
Listed By:
Abdul Ahmed · License #10401291489
(716) 445-4955
Added: Sep 10
Changed: Oct 28
Last Checked: Oct 28 at 9:06AM
MLS# B1713787
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.
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Investment Insights
Based on property information with market context.
This 2,080-square-foot duplex was built in 1920 and includes two residential apartments. The lower unit has been substantially improved with new drywall on walls and ceilings, fresh paint, refinished floors, new electrical wiring throughout, and a fully renovated bathroom with new plumbing. Flooring includes hardwood and vinyl, while the property has vinyl siding, forced-air natural-gas heat, and a gas water heater.
The upper apartment is currently rented, creating an existing income stream within the two-unit layout. Exterior updates include a new tear-off roof installed in 2022 and a new upstairs balcony. The property occupies 0.0844 acres and is served by public water.
The upper apartment is currently rented, creating an existing income stream within the two-unit layout. Exterior updates include a new tear-off roof installed in 2022 and a new upstairs balcony. The property occupies 0.0844 acres and is served by public water.
Key Highlights
- 2,080‑square‑foot duplex on a 0.0844‑acre lot
- New tear‑off roof installed in 2022
- Upper apartment is currently rented
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$19,010
Cap Rate
8.84%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$380,200
$380.2K
Cap Rate 7%
$271,571
$271.6K
Cap Rate 9%
$211,222
$211.2K
Market Conditions
NOI Build-Up for 2,080 SF
Gross rent
$36.2K $17.40/SF
− Vacancy
−$1.6K −$0.78/SF
EGI
$34.6K $16.62/SF
− OpEx
−$15.6K −$7.48/SF
NOI
$19.0K $9.14/SF
Area
Buffalo, NY
Vacancy
4.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$380,200
Cap Rate 7%
$271,571
Cap Rate 9%
$211,222
Alternative Uses
Best Use
Multifamily LT 5
$294.8K
$258.0K – $344.0K
NOI $20,639 @ 7.0% cap · market cap 9.60%
Second Best
Apartment 5plus
$271.6K
$237.6K – $316.8K
NOI $19,010 @ 7.0% cap · market cap 8.84%
Theoretical Best
Office A
$500.2K
$437.7K – $583.6K
NOI $35,014 @ 7.0% cap · market cap 16.29%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
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Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
701
Businesses Nearby
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Business Placement
Demographics for 14208, NY
12,088
Population
5,884
Households
2.1
Avg Household Size
33
Median Age
23%
College-Educated
85%
High-School Grad
1.2 sq mi
ZIP Area
10,073
Density / Sq Mi
$46,940
Median Household Income
$23,804
Median Earnings
$932
Median Rent
$118,900
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - The leased upper apartment complements a substantially renovated lower unit with updated finishes, wiring, plumbing, and bath improvements.
Where is this duplex located?
The property is located at 188 Goulding Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $215,000.
What are key features of this property?
This property features: 2,080‑square‑foot duplex on a 0.0844‑acre lot; New tear‑off roof installed in 2022; Upper apartment is currently rented
