Updated Duplex with Finished
For Sale
$249,900
234 Kinsey Avenue, Buffalo, NY 14217
Two-unit property with updated systems, a finished garage, and distinct upper- and lower-level residences.
Property Size1,540 SF
Days on Market24
Property Features for 234 Kinsey Avenue
General Information
Standard status
Active
Size
1,540 SF
Property subtype
Multi Family Home
Units
Unit Mix
1 x 2BR, 1 x 1BR
Multifamily Units
2
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$5,689
Amenities
garage
fenced yard
Building Details
Building Size
1,540 SF
Year Built
1924
Stories
1
Units
2
Listing Agency:
WNY Metro Roberts Realty
(716) 239-7588
Listed By:
Alyssa Roberts · License #10401338893
(716) 239-7588
Source:
Dealrealtyonline
Added: Aug 6
Changed: Aug 28
Last Checked: Aug 28 at 3:37PM
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 WNY Metro Roberts Realty
Investment Insights
Based on property information with market context.
Built in 1924, this duplex contains a two-bedroom first-floor residence and a one-bedroom second-floor residence. The upper unit includes a renovated kitchen and bathroom, while both units have brand-new refrigerators. Property improvements include a new electrical panel, updated wiring, and a new sump pump.
A fully fenced yard adds usable outdoor space. The finished garage includes a newer ductless split system for heat and air conditioning and was previously configured as a home gym, creating additional enclosed space beyond the residential units. The property is located near a school and park, with the new police station a few blocks away. Delaware Avenue’s shops and restaurants are also identified as part of the surrounding Kenmore area.
A fully fenced yard adds usable outdoor space. The finished garage includes a newer ductless split system for heat and air conditioning and was previously configured as a home gym, creating additional enclosed space beyond the residential units. The property is located near a school and park, with the new police station a few blocks away. Delaware Avenue’s shops and restaurants are also identified as part of the surrounding Kenmore area.
Key Highlights
- Duplex with 2‑bedroom first‑floor and 1‑bedroom second‑floor units
- Second‑floor kitchen and bathroom completely renovated
- New electrical panel, updated wiring, and new sump pump
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
$15,281
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
6.11%
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%
$305,620
$305.6K
Cap Rate 7%
$218,300
$218.3K
Cap Rate 9%
$169,789
$169.8K
Market Conditions
NOI Build-Up for 1,540 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
$23.1K $15.00/SF
− Vacancy
−$1.3K −$0.83/SF
EGI
$21.8K $14.17/SF
− OpEx
−$6.5K −$4.25/SF
NOI
$15.3K $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%
$305,620
Cap Rate 7%
$218,300
Cap Rate 9%
$169,789
Alternative Uses
Best Use
Multifamily LT 5
$218.3K
$191.0K – $254.7K
NOI $15,281 @ 7.0% cap · market cap 6.11%
Second Best
Apartment 5plus
$201.1K
$175.9K – $234.6K
NOI $14,075 @ 7.0% cap · market cap 5.63%
Theoretical Best
Office A
$370.3K
$324.1K – $432.1K
NOI $25,924 @ 7.0% cap · market cap 10.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
996
Businesses Nearby
Explore this area
Business Placement
Demographics for 14217, NY
23,085
Population
11,280
Households
2
Avg Household Size
41
Median Age
41%
College-Educated
95%
High-School Grad
3.2 sq mi
ZIP Area
7,214
Density / Sq Mi
$72,205
Median Household Income
$51,075
Median Earnings
$970
Median Rent
$193,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with updated systems, a finished garage, and distinct upper- and lower-level residences.
Where is this duplex located?
The property is located at 234 Kinsey Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Duplex with 2‑bedroom first‑floor and 1‑bedroom second‑floor units; Second‑floor kitchen and bathroom completely renovated; New electrical panel, updated wiring, and new sump pump
