Six-Unit Apartment
New
For Sale
$650,000
189 Huntington Avenue, Buffalo, NY 14214
MultiFamily, Buffalo, NY
Property Size4,967 SF
Lot Size0.17 Acres
Price / SF$130.86
Days on Market4
Property Features for 189 Huntington Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Rooms
Basement, Bedroom 5, Bedroom 1, Bedroom 3, Bedroom 6, Bedroom 2, Bedroom 4
Parking features
Garage
Exterior features
BlacktopDriveway
Appliances
GasCooktop, GasWaterHeater, Refrigerator
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
Voorhees to Huntington one block North of Woodbridge and one block South of Hertel
Subdivision
Buffalo City-140200
Standard status
Active
APN
140200-078-760-0002-015-000
Size
4,967 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Annual Amount
7509
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Number of units
6
Flooring type
Varies, Hardwood
Building materials
Frame, ShakeSiding
Roof type
Asphalt
Listing Agency:
WNY Metro Roberts Realty
(716) 891-1710
Listed By:
David M Witczak · License #40WI1033093
(716) 602-9708
Added: Sep 28
Changed: Sep 29
Last Checked: Oct 1 at 4:06PM
MLS# B1717154
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 six-unit apartment property contains six one-bedroom, one-bath residences ranging from approximately 525 to 725 square feet. The 4,967-square-foot building sits on a 0.1722-acre lot and was built in 1900. Apartments include refrigerators and stoves; heat and other utilities are included. Building work includes exterior painting in 2020, a newer roof, vinyl replacement windows, glass-block basement windows, updated electrical service and circuit breakers, refinished hardwood floors, new tile, and renovated kitchens and bathrooms.
At 189 Huntington Avenue in Buffalo, the property is near Hertel Avenue shops, restaurants, and parks. Additional features include a blacktop driveway and garage parking.
At 189 Huntington Avenue in Buffalo, the property is near Hertel Avenue shops, restaurants, and parks. Additional features include a blacktop driveway and garage parking.
Key Highlights
- Six apartments, each with one bedroom and one bathroom
- Unit sizes range from approximately 525 to 725 square feet
- 4,967‑square‑foot building on a 0.1722‑acre lot
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
$45,395
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
6.98%
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%
$907,900
$907.9K
Cap Rate 7%
$648,500
$648.5K
Cap Rate 9%
$504,389
$504.4K
Market Conditions
NOI Build-Up for 4,967 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
$86.4K $17.40/SF
− Vacancy
−$3.9K −$0.78/SF
EGI
$82.5K $16.62/SF
− OpEx
−$37.1K −$7.48/SF
NOI
$45.4K $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 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%
$907,900
Cap Rate 7%
$648,500
Cap Rate 9%
$504,389
Alternative Uses
Best Use
Apartment 5plus
$648.5K
$567.4K – $756.6K
NOI $45,395 @ 7.0% cap · market cap 6.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.19M
$1.05M – $1.39M
NOI $83,612 @ 7.0% cap · market cap 12.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
732
Businesses Nearby
Explore this area
Business Placement
Demographics for 14214, NY
20,732
Population
9,280
Households
2.2
Avg Household Size
32
Median Age
46%
College-Educated
90%
High-School Grad
3.3 sq mi
ZIP Area
6,282
Density / Sq Mi
$56,573
Median Household Income
$29,928
Median Earnings
$1,072
Median Rent
$234,600
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Each residence has one bedroom, and heat and other utilities are included.
Where is this apartment building located?
The property is located at 189 Huntington Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Six apartments, each with one bedroom and one bathroom; Unit sizes range from approximately 525 to 725 square feet; 4,967‑square‑foot building on a 0.1722‑acre lot
