Two-Unit Duplex With Separate
2328 S PARK AVE Buffalo, NY 14220
2328 S PARK AVE, Buffalo, NY, 14220
$200,000
For Sale
$200,000
Upper/lower duplex offers two 2-bedroom, 1-bath units with separate utilities and solid mechanicals.
Property Size1,890 SF
Price / SF$105.82
Days on Market293
Property Features for 2328 S PARK AVE
General Information
- Standard status
- Active
- Size
- 1,890 SF
- Property subtype
- Multi-Family
Building Details
- Year Built
- 1918
Listing agency
Howard Hanna WNY Inc.
(716) 714-4054
Listed by
Thomas Mason
(716) 714-4054
Source
Xome
Added: Oct 3, 2025 Updated: Jul 21 at 5:11AM Checked: Jul 22 at 3:48AM
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.
This upper/lower two-unit duplex includes two separate apartments, each offering 2 bedrooms and 1 bathroom. The units are supported by separate utilities, and the property is described as having solid mechanicals. Exterior improvements include low-maintenance vinyl siding, and the home is reported to have been well maintained over the years.
Located in a South Buffalo area address at 2328 S Park Ave, the property is positioned for buyers seeking a versatile residence/income asset.
From a configuration standpoint, the duplex layout provides two distinct living spaces within one building, with separate utilities designed to simplify tenant billing and unit operations.
Located in a South Buffalo area address at 2328 S Park Ave, the property is positioned for buyers seeking a versatile residence/income asset.
From a configuration standpoint, the duplex layout provides two distinct living spaces within one building, with separate utilities designed to simplify tenant billing and unit operations.
Key Highlights
- Upper/lower 2‑unit duplex with two 2‑bedroom, 1‑bath apartments
- Separate utilities for each unit
- Hardwood and vinyl flooring
Local Financial Insights For Apartment 5plus
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $32.9k | $17.40 |
| − Vacancy | −$1.5k | −$0.78 |
| EGI | $31.4k | $16.62 |
| − OpEx | −$14.1k | −$7.48 |
| NOI | $17.3k | $9.14 |
1,890 SF · lease $17.40/SF/yr · vacancy 4.50% · expense 45.00%
Alternative Uses
Best Use
Multifamily LT 5
$267.9K
$234.4K – $312.6K
NOI $18,754 @ 7.0% cap · market cap 9.38%
Second Best
Apartment 5plus
$246.8K
$215.9K – $287.9K
NOI $17,273 @ 7.0% cap · market cap 8.64%
Theoretical Best
Office A
$454.5K
$397.7K – $530.3K
NOI $31,816 @ 7.0% cap · market cap 15.91%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Duplexes
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FAQs
What type of property is this?
Duplex - Upper/lower duplex offers two 2-bedroom, 1-bath units with separate utilities and solid mechanicals.
Where is this duplex located?
The property is located at 2328 S PARK AVE Buffalo, NY.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: Upper/lower 2‑unit duplex with two 2‑bedroom, 1‑bath apartments; Separate utilities for each unit; Hardwood and vinyl flooring
