Buffalo Duplex with Two-Car
New
For Sale
$340,000
20 Beaumaris Place, Buffalo, NY 14207
Residential, Buffalo, NY
Property Size2,657 SF
Lot Size0.08 Acres
Price / SF$127.96
Days on Market3
Property Features for 20 Beaumaris Place
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential 2 Unit
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 5, Bedroom 1, Bathroom 2, Bedroom 4, Basement, Bedroom 2, Bedroom 6, Bedroom 3, Bathroom 1
Parking features
Garage
Patio and Porch features
Porch
Interior features
NaturalWoodwork, ProgrammableThermostat
Exterior features
Awnings, FullyFenced
Fencing
Fenced
Fireplace
1
Appliances
GasWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
Elmwood to Elmview to Beaumaris
Subdivision
Buffalo City-140200
Standard status
Active
APN
140200-089-210-0006-037-000
Size
2,657 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
2863
Utilities
Heating system
Zoned, Baseboard, Forced Air, Hot Water(Heating), Natural Gas
Cooling system
Zoned
Water source
Public
Building Details
Year built
1915
Floors in Building
2
Number of units
2
Flooring type
Varies, Tile, Laminate, Hardwood, Carpet
Building materials
BlownInInsulation, VinylSiding, CopperPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Gurney Becker & Bourne
(716) 849-1234
Listed By:
Edward J McDermid lll · License #10301221905
(716) 316-7994
Added: Sep 25
Last Checked: Sep 27 at 12:06PM
MLS# B1716103
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 2,657-square-foot duplex, built in 1915, contains two three-bedroom apartments. Both units have kitchens with appliances, formal living and dining rooms, and wood floors. The upper apartment also includes a flexible office area beside the living room. Original trim, built-ins, and leaded windows remain alongside updates that include vinyl windows, updated electrical service with 100-amp breakers, and glass-block basement windows. The lower kitchen and bathroom have been renovated; the upper kitchen has oak cabinets and concrete counters. Heating is provided by a boiler upstairs and forced air downstairs, installed in 2017. The property also includes a two-car garage, off-street parking, and a porch awning.
The 0.08-acre property is on a dead-end street in Buffalo. Elmwood Village, Delaware Park, AKG Art Museum, Buffalo State, and Wegmans are identified as walkable destinations. Both apartments are occupied by month-to-month tenants; rents have not been adjusted since 2021.
The 0.08-acre property is on a dead-end street in Buffalo. Elmwood Village, Delaware Park, AKG Art Museum, Buffalo State, and Wegmans are identified as walkable destinations. Both apartments are occupied by month-to-month tenants; rents have not been adjusted since 2021.
Key Highlights
- Two three‑bedroom apartments in a 2,657‑square‑foot duplex
- 0.08‑acre parcel with a two‑car garage and off‑street parking
- Upper unit includes a flex/office area off the living room
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
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
View Realmo Analytics
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 - Two three-bedroom apartments offer separate kitchens, living and dining rooms, and distinct heating systems.
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 apartments in a 2,657‑square‑foot duplex; 0.08‑acre parcel with a two‑car garage and off‑street parking; Upper unit includes a flex/office area off the living room
