Two-Family Residential Income
189 Wabash Avenue Buffalo, NY 14217
New
189 Wabash Avenue, Buffalo, NY, 14217
$324,900
For Sale
$324,900
MULTI_FAMILY - Other - Buffalo, NY
Property Size1,909 SF
Lot Size0.08 Acres
Price / SF$170.19
Days on Market4
Property Features for 189 Wabash Avenue
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 4
- Bathrooms
- 2
- Rooms
- Bathroom 2, Bedroom 3, Basement, Bathroom 1, Bedroom 2, Bedroom 4, Bedroom 1
- Parking features
- Open, On Street, Garage
- Patio and Porch features
- Deck
- Exterior features
- Balcony, Deck, Fence
- Fencing
- Fenced
- Appliances
- GasWaterHeater
- Standard status
- Active
- APN
- 146401-066-770-0003-023-000
- Size
- 1,909 SF
- Lot size
- 0.08 Acres
Taxes and HOA fees
- Tax Annual Amount
- 6514
Utilities
- Heating system
- Forced Air, Natural Gas
- Water source
- Public
Building Details
- Year built
- 1926
- Floors in Building
- 2
- Number of units
- 2
- Flooring type
- Tile, Varies, Hardwood
- Building materials
- VinylSiding, PexPlumbing
- Architectural style
- Other
Listing Agency
WNY Metro Roberts Realty
(716) 668-2500
4721 Transit Road Suite 18, cheektowaga, NY
Listed by
Robert Grochowski · License #10401330211
(716) 574-2553
Added: Jul 14 Checked: Jul 17 at 7:06 am
MLS# B1698592
Listing URL
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 well-maintained two-family residential income property offers two long-term tenants and a practical setup for an owner-occupant or investor. Updates include a fully replaced roof in 2020, balcony rubber roof replacement in 2024, remodeled upstairs bathroom with updated windows and doors in 2017, hot water tank replacements in 2018, and furnace replacements in 2020. Additional interior improvements include two-year-old washer and dryers and a one-year-old upstairs refrigerator.
The property features a long driveway and a two-car garage, providing off-street parking. It is close to local bus routes and Elmwood Avenue, with convenient access to the city and nearby suburbs.
The home totals approximately 1,909 square feet. Showings begin at the open house on Sunday, July 19, from 11:00 AM to 1:00 PM.
The property features a long driveway and a two-car garage, providing off-street parking. It is close to local bus routes and Elmwood Avenue, with convenient access to the city and nearby suburbs.
The home totals approximately 1,909 square feet. Showings begin at the open house on Sunday, July 19, from 11:00 AM to 1:00 PM.
Key Highlights
- Two‑family home with long‑term tenants in place
- Roof fully replaced in 2020 and balcony rubber roof replaced in 2024
- Both furnaces replaced in 2020; heating includes forced air with natural gas
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $28.6k | $15.00 |
| − Vacancy | −$1.6k | −$0.83 |
| EGI | $27.1k | $14.17 |
| − OpEx | −$8.1k | −$4.25 |
| NOI | $18.9k | $9.92 |
1,909 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$270.6K
$236.8K – $315.7K
NOI $18,942 @ 7.0% cap · market cap 5.83%
Second Best
Apartment 5plus
$249.2K
$218.1K – $290.8K
NOI $17,447 @ 7.0% cap · market cap 5.37%
Theoretical Best
Office A
$459.1K
$401.7K – $535.6K
NOI $32,135 @ 7.0% cap · market cap 9.89%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Well-maintained two-family home with long driveway, two-car garage, and recent major system and exterior updates.
Where is this duplex located?
The property is located at 189 Wabash Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $324,900.
What are key features of this property?
This property features: Two‑family home with long‑term tenants in place; Roof fully replaced in 2020 and balcony rubber roof replaced in 2024; Both furnaces replaced in 2020; heating includes forced air with natural gas
