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    Niagara Falls Multifamily Investment Opportunity Title is generated by Realmo AI

    2204 La Salle Avenue, Niagara Falls, NY 14301

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    For Sale
    $209,900

    MULTI_FAMILY - Niagara Falls, NY

    Property size:
    2,340 SF
    Lot size:
    0.09 Acres
    Price / SF:
    $89/SF
    Added:
    May 13, 2026
    Days on Market:
    4
    Last Refresh:
    May 16 at 2:06 pm

    Property Features for 2204 La Salle Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    6
    Bathrooms
    2
    Rooms
    Bedroom 5, Bathroom 1, Bathroom 2, Bedroom 2, Bedroom 4, Bedroom 1, Basement, Bedroom 3, Bedroom 6
    Parking features
    On Street
    Appliances
    GasWaterHeater
    Standard status
    Active
    APN
    291100-144-073-0001-055-000
    Size
    2,340 SF
    Lot size
    0.09 Acres

    Taxes and HOA fees

    Tax Annual Amount
    2775

    Utilities

    Heating system
    Natural Gas, Forced Air
    Water source
    Public

    Building Details

    Year built
    1900
    Floors in Building
    2
    Number of units
    2
    Building materials
    CompositeSiding

    We can help!

    Listing Contact
    Frank A Pietrangeli

    Listing agent Frank A Pietrangeli License #30PI0692526

    Listing office Hooper Realty 742 Main Street, Niagara Falls, NY

    Listing date May 13, 2026

    MLS# B1679952 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.

    HighLights

    • Strong rental income potential with current upper tenant paying $1200/month.
    • Located in a desirable area of Niagara Falls, close to Hyde Park, shopping, public transportation, and schools.
    • Opportunity for increased rental income and property value through modest updates.
    • Functional layout with spacious rooms suitable for rental or value‑add projects.
    • Long‑term upper tenant desires to stay, providing immediate income.
    • Solid fundamentals and good condition.

    Overview

    This multifamily property presents a strong investment opportunity in Niagara Falls, New York, offering potential for rental income and long-term appreciation. The property is located near shopping, public transportation, and major roadways. The home features a functional layout with spacious rooms and solid fundamentals, making it suitable for a rental or value-add project. The property is a desirable 3/3 double. The upper unit is currently rented for $1200 per month. The property is in good condition, and the long-term upper tenant is interested in remaining, if possible. The property is close to Hyde Park, shopping, public transportation, and schools. The lot size is 0.0854 acres, and the property size is 2340 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Niagara Falls
    County
    Niagara
    State
    New York
    Longitude
    -79.035857
    Latitude
    43.100111

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    FAQs

    What type of property is this?
    Duplex - Multifamily property in Niagara Falls with income potential.
    Where is this duplex located?
    The property is located at 2204 La Salle Avenue Niagara Falls, NY.
    What is the asking price?
    The asking price for this property is $209,900.
    What are key features of this property?
    This property features: Strong rental income potential with current upper tenant paying $1200/month.; Located in a desirable area of Niagara Falls, close to Hyde Park, shopping, public transportation, and schools.; Opportunity for increased rental income and property value through modest updates.
    (716) 531-3080
    We can help!
    Listing Contact
    Frank A Pietrangeli
    Real Estate License ID: 30PI0692526
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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