Duplex with Original
New
For Sale
$340,000
20 Beaumaris Place, Buffalo, NY 14207
Two three-bedroom residences offer separate living and dining rooms, with an additional office area upstairs.
Property Size2,657 SF
Price / SF$127.96
Days on Market7
Property Features for 20 Beaumaris Place
General Information
Standard status
Active
Size
2,657 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
$2,863
Building Details
Building Size
2,657 SF
Year Built
1915
Buildings
1
Tenancy
Multi
Listing Agency:
Gurney Becker & Bourne
Listed By:
Edward J McDermid lll · License #10301221905
(716) 316-7994
Source:
Highfallssir
Added: Sep 25
Changed: Sep 28
Last Checked: Oct 1 at 7:36PM
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 Gurney Becker & Bourne
Investment Insights
Based on property information with market context.
This 2,657-square-foot duplex, built in 1915, contains two three-bedroom units. Both have kitchens with appliances, formal living and dining rooms, wood floors, leaded windows, original trim, and built-in features. The upper unit also includes a flexible office area. Updates include renovated kitchen and bath finishes in the lower unit, vinyl windows, 100-amp breaker service, and a tear-off architectural roof installed in 2009. Heating is split between a boiler upstairs and a forced-air system installed downstairs in 2017.
The property is on a dead-end street in North Buffalo, within walking distance of Elmwood Village, Delaware Park, the AKG Art Museum, Buffalo State, and Wegmans. A two-car garage and off-street parking are included. The tenants are on month-to-month arrangements, and rents have remained unchanged since 2021.
The property is on a dead-end street in North Buffalo, within walking distance of Elmwood Village, Delaware Park, the AKG Art Museum, Buffalo State, and Wegmans. A two-car garage and off-street parking are included. The tenants are on month-to-month arrangements, and rents have remained unchanged since 2021.
Key Highlights
- Two three‑bedroom units in a 2,657‑square‑foot duplex built in 1915
- Upper unit includes a separate office or flex area
- Two‑car garage and off‑street parking
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
$26,364
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
7.75%
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%
$527,280
$527.3K
Cap Rate 7%
$376,629
$376.6K
Cap Rate 9%
$292,933
$292.9K
Market Conditions
NOI Build-Up for 2,657 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
$39.9K $15.00/SF
− Vacancy
−$2.2K −$0.83/SF
EGI
$37.7K $14.17/SF
− OpEx
−$11.3K −$4.25/SF
NOI
$26.4K $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%
$527,280
Cap Rate 7%
$376,629
Cap Rate 9%
$292,933
Alternative Uses
Best Use
Multifamily LT 5
$376.6K
$329.6K – $439.4K
NOI $26,364 @ 7.0% cap · market cap 7.75%
Second Best
Apartment 5plus
$346.9K
$303.5K – $404.7K
NOI $24,283 @ 7.0% cap · market cap 7.14%
Theoretical Best
Office A
$639.0K
$559.1K – $745.5K
NOI $44,727 @ 7.0% cap · market cap 13.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
911
Businesses Nearby
Explore this area
Business Placement
Demographics for 14207, NY
26,006
Population
11,317
Households
2.3
Avg Household Size
32
Median Age
19%
College-Educated
79%
High-School Grad
3.9 sq mi
ZIP Area
6,668
Density / Sq Mi
$38,951
Median Household Income
$33,851
Median Earnings
$943
Median Rent
$111,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two three-bedroom residences offer separate living and dining rooms, with an additional office area upstairs.
Where is this duplex located?
The property is located at 20 Beaumaris Place Buffalo, NY.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: Two three‑bedroom units in a 2,657‑square‑foot duplex built in 1915; Upper unit includes a separate office or flex area; Two‑car garage and off‑street parking
