Six-Bedroom Duplex with Separate
For Sale
$449,000
Pending
20 Glendale Terrace, Orchard Park, NY 14127
Two-unit layout includes private entrances, laundry, and dedicated utility hookups.
Property Size3,264 SF
Days on Market12
Property Features for 20 Glendale Terrace
General Information
Standard status
Pending
Size
3,264 SF
Property subtype
Multi Family
Units
Unit Mix
3BR/2BA, 3BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$9,277
Amenities
fireplace
laundry
covered porch
Building Details
Building Size
3,264 SF
Year Built
1973
Buildings
1
Listing Agency:
Howard Hanna WNY Inc.
Listed By:
Angela Stewart · License #10401282190
(716) 481-1331
Source:
Highfallssir
Added: Aug 24
Changed: Sep 2
Last Checked: Sep 2 at 9:24PM
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 Howard Hanna WNY Inc.
Investment Insights
Based on property information with market context.
Built in 1973, this duplex offers a three-bedroom lower residence with two full bathrooms, an additional living room, and a large main living area arranged for dining, lounging, and entertaining. A gas-start fireplace and high ceilings add distinctive interior features. The upper apartment contains three bedrooms and one full bathroom, with fresh paint and new carpeting. Each unit has its own entrance, utility connections, laundry, and mechanical systems.
Exterior features include a covered porch, backyard, spacious driveway, and carport parking. The property is located at 20 Glendale Terrace in Orchard Park, New York.
Exterior features include a covered porch, backyard, spacious driveway, and carport parking. The property is located at 20 Glendale Terrace in Orchard Park, New York.
Key Highlights
- Two‑unit property with a total of 6 bedrooms and 3 full bathrooms
- Lower residence includes an additional living room, gas‑start fireplace, and high ceilings
- Upper apartment features 3 bedrooms, 1 full bathroom, fresh paint, and new carpeting
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
$20,987
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
4.67%
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%
$419,740
$419.7K
Cap Rate 7%
$299,814
$299.8K
Cap Rate 9%
$233,189
$233.2K
Market Conditions
NOI Build-Up for 3,264 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
$45.0K $13.80/SF
− Vacancy
−$15.1K −$4.61/SF
EGI
$30.0K $9.19/SF
− OpEx
−$9.0K −$2.76/SF
NOI
$21.0K $6.43/SF
Area
Erie County, NY
Vacancy
33.44%
Lease Rate
$13.80 /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%
$419,740
Cap Rate 7%
$299,814
Cap Rate 9%
$233,189
Alternative Uses
Best Use
Multifamily LT 5
$299.8K
$262.3K – $349.8K
NOI $20,987 @ 7.0% cap · market cap 4.67%
Second Best
Apartment 5plus
$269.2K
$235.6K – $314.1K
NOI $18,845 @ 7.0% cap · market cap 4.20%
Theoretical Best
Office A
$713.5K
$624.3K – $832.5K
NOI $49,947 @ 7.0% cap · market cap 11.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
846
Businesses Nearby
Explore this area
Business Placement
Demographics for 14127, NY
30,565
Population
13,412
Households
2.3
Avg Household Size
46
Median Age
53%
College-Educated
98%
High-School Grad
40.7 sq mi
ZIP Area
751
Density / Sq Mi
$106,071
Median Household Income
$59,902
Median Earnings
$1,196
Median Rent
$328,700
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 - Two-unit layout includes private entrances, laundry, and dedicated utility hookups.
Where is this duplex located?
The property is located at 20 Glendale Terrace Orchard Park, NY.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Two‑unit property with a total of 6 bedrooms and 3 full bathrooms; Lower residence includes an additional living room, gas‑start fireplace, and high ceilings; Upper apartment features 3 bedrooms, 1 full bathroom, fresh paint, and new carpeting
