Remodeled Duplex with
For Sale
$399,900
Pending
199 Tonawanda Creek Road, Amherst, NY 14228
Both apartments offer updated kitchens and baths, formal dining rooms, and generous closet space.
Property Size2,400 SF
Days on Market50
Property Features for 199 Tonawanda Creek Road
General Information
Standard status
Pending
Size
2,400 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 3BR
Multifamily Units
2
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$5,219
Amenities
fenced yard
deck
full basement
Building Details
Building Size
2,400 SF
Year Built
1966
Buildings
1
Listing Agency:
Parlato Real Estate
Listed By:
James V Parlato · License #37PA1027588
(716) 578-0325
Source:
Highfallssir
Added: Aug 17
Changed: Sep 30
Last Checked: Oct 4 at 3:00PM
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 Parlato Real Estate
Investment Insights
Based on property information with market context.
Built in 1966, this duplex contains approximately 2,400 sq. ft. across two apartments of approximately 1,200 sq. ft. each. Both layouts include a large living room, formal dining area, eat-in kitchen, updated bathroom, three bedrooms, and substantial closet storage. Recent improvements include an architectural roof, replacement windows, refreshed kitchens and baths, new paint, and new flooring.
The property sits on a large lot with a fenced yard, deck, full basement, and oversized 2.5-car garage. Set back from Tonawanda Creek Road, it provides off-street parking along with room for 5+ additional vehicles in the driveway. The home is in West Amherst, just off Niagara Falls Boulevard and within a 10-minute walk of Wegmans, Tops, Starbucks, restaurants, and shopping.
The property sits on a large lot with a fenced yard, deck, full basement, and oversized 2.5-car garage. Set back from Tonawanda Creek Road, it provides off-street parking along with room for 5+ additional vehicles in the driveway. The home is in West Amherst, just off Niagara Falls Boulevard and within a 10-minute walk of Wegmans, Tops, Starbucks, restaurants, and shopping.
Key Highlights
- Approximately 2,400 sq. ft. duplex with two apartments of approximately 1,200 sq. ft. each
- Each apartment includes three bedrooms, a living room, formal dining room, eat‑in kitchen, updated bath, and closet space
- Brand‑new architectural roof and brand‑new replacement windows throughout
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$31,528
Cap Rate
7.88%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$630,560
$630.6K
Cap Rate 7%
$450,400
$450.4K
Cap Rate 9%
$350,311
$350.3K
Market Conditions
NOI Build-Up for 2,400 SF
Gross rent
$47.5K $19.80/SF
− Vacancy
−$2.5K −$1.03/SF
EGI
$45.0K $18.77/SF
− OpEx
−$13.5K −$5.63/SF
NOI
$31.5K $13.14/SF
Area
Amherst, NY
Vacancy
5.22%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$630,560
Cap Rate 7%
$450,400
Cap Rate 9%
$350,311
Alternative Uses
Best Use
Multifamily LT 5
$450.4K
$394.1K – $525.5K
NOI $31,528 @ 7.0% cap · market cap 7.88%
Second Best
Apartment 5plus
$414.8K
$363.0K – $484.0K
NOI $29,039 @ 7.0% cap · market cap 7.26%
Theoretical Best
Office A
$618.5K
$541.2K – $721.6K
NOI $43,296 @ 7.0% cap · market cap 10.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
234
Businesses Nearby
Explore this area
Business Placement
Demographics for 14228, NY
23,945
Population
10,601
Households
2.3
Avg Household Size
32
Median Age
49%
College-Educated
92%
High-School Grad
15.9 sq mi
ZIP Area
1,506
Density / Sq Mi
$72,426
Median Household Income
$40,958
Median Earnings
$1,264
Median Rent
$246,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Both apartments offer updated kitchens and baths, formal dining rooms, and generous closet space.
Where is this duplex located?
The property is located at 199 Tonawanda Creek Road Amherst, NY.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Approximately 2,400 sq. ft. duplex with two apartments of approximately 1,200 sq. ft. each; Each apartment includes three bedrooms, a living room, formal dining room, eat‑in kitchen, updated bath, and closet space; Brand‑new architectural roof and brand‑new replacement windows throughout
