Duplex with Double
For Sale
$164,000
2225 Falls Street, Niagara Falls, NY 14303
Duplex with two rental-ready units, featuring remodeled lower unit and a double lot with a two-car garage.
Property Size1,560 SF
Days on Market143
Property Features for 2225 Falls Street
General Information
Standard status
Active
Size
1,560 SF
Total Parking Spaces
2
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$1,614
Building Details
Building Size
1,560 SF
Year Built
1910
Buildings
1
Tenancy
Multi
Listing Agency:
Keller Williams Realty WNY
(716) 912-4364
Listed By:
Keith Young · License #10301217774
(716) 912-4364
Source:
Highfallssir
Added: Apr 3
Changed: Aug 12
Last Checked: Aug 23 at 9:00AM
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 Keller Williams Realty WNY
Investment Insights
Based on property information with market context.
This duplex offers an owner-occupant or investor setup with two separate residential units. The lower unit features 2 bedrooms and 1 full bath, including a remodeled kitchen and bathroom, updated flooring, and a spacious eat-in kitchen. A stove and refrigerator are included, supporting move-in readiness. Laundry hookups are available in the basement, and the home includes an open front porch for everyday use.
The upper unit provides 1 bedroom and 1 full bath, suited for rental income or short-term stays. The property includes a full basement and exterior space with a spacious backyard, along with a rare double lot and a two-car garage.
Additional updates include a roof approximately 8 years young and a newer hot water tank. Built in 1910, this well-situated Niagara Falls property is positioned near Niagara Falls attractions, restaurants, shopping, and the casino.
The upper unit provides 1 bedroom and 1 full bath, suited for rental income or short-term stays. The property includes a full basement and exterior space with a spacious backyard, along with a rare double lot and a two-car garage.
Additional updates include a roof approximately 8 years young and a newer hot water tank. Built in 1910, this well-situated Niagara Falls property is positioned near Niagara Falls attractions, restaurants, shopping, and the casino.
Key Highlights
- Rare double lot with spacious backyard and two‑car garage
- Lower unit: remodeled kitchen and bathroom, 2 bedrooms and 1 full bath
- Stove and refrigerator included for the lower unit
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
$13,700
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
8.35%
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%
$274,000
$274.0K
Cap Rate 7%
$195,714
$195.7K
Cap Rate 9%
$152,222
$152.2K
Market Conditions
NOI Build-Up for 1,560 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
$21.0K $13.44/SF
− Vacancy
−$1.4K −$0.89/SF
EGI
$19.6K $12.55/SF
− OpEx
−$5.9K −$3.76/SF
NOI
$13.7K $8.78/SF
Area
Niagara County, NY
Vacancy
6.65%
Lease Rate
$13.44 /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%
$274,000
Cap Rate 7%
$195,714
Cap Rate 9%
$152,222
Alternative Uses
Best Use
Multifamily LT 5
$195.7K
$171.3K – $228.3K
NOI $13,700 @ 7.0% cap · market cap 8.35%
Second Best
Apartment 5plus
$173.7K
$152.0K – $202.7K
NOI $12,161 @ 7.0% cap · market cap 7.42%
Theoretical Best
Warehouse
$1.33M
$1.16M – $1.55M
NOI $92,787 @ 7.0% cap · market cap 56.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
305
Businesses Nearby
Explore this area
Business Placement
Demographics for 14303, NY
5,958
Population
3,505
Households
1.7
Avg Household Size
38
Median Age
16%
College-Educated
82%
High-School Grad
2.7 sq mi
ZIP Area
2,207
Density / Sq Mi
$45,519
Median Household Income
$34,623
Median Earnings
$845
Median Rent
$78,200
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 - Duplex with two rental-ready units, featuring remodeled lower unit and a double lot with a two-car garage.
Where is this duplex located?
The property is located at 2225 Falls Street Niagara Falls, NY.
What is the asking price?
The asking price for this property is $164,000.
What are key features of this property?
This property features: Rare double lot with spacious backyard and two‑car garage; Lower unit: remodeled kitchen and bathroom, 2 bedrooms and 1 full bath; Stove and refrigerator included for the lower unit
