Renovated Duplex with Attic
For Sale
$224,900
235 POTOMAC Avenue, Buffalo, NY 14213
Two residential units include updated interiors, shared off-street parking, and separate basement laundry hookups.
Property Size2,155 SF
Days on Market18
Property Features for 235 POTOMAC Avenue
General Information
Standard status
Active
Size
2,155 SF
Property subtype
Multi Family
Units
Unit Mix
1 x 2BR, 1 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,823
Amenities
covered front porch
laundry hook-ups in basement
Building Details
Building Size
2,155 SF
Year Built
1875
Listing Agency:
Keller Williams Realty WNY
(716) 771-2891
Listed By:
Danielle Buchbinder · License #10401242208
(716) 771-2891
Source:
Highfallssir
Added: Jul 29
Changed: Aug 12
Last Checked: Aug 14 at 12:58PM
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, built in 1875, includes two two-bedroom residences with separate interior layouts. The vacant upper unit provides over 1039 square feet and features a renovated kitchen, updated full bathroom, fresh paint, new flooring, replacement windows, and attic space for storage or recreation. The lower residence measures 1116 square feet and was updated in 2024, with a living and dining area, eat-in kitchen, oversized pantry, and replacement windows.
The property includes shared off-street driveway parking, a covered front porch, and separate laundry hookups in the basement. Updated electrical service includes new panels and breakers. The lower unit is currently leased, while the upper unit is available for occupancy.
The property includes shared off-street driveway parking, a covered front porch, and separate laundry hookups in the basement. Updated electrical service includes new panels and breakers. The lower unit is currently leased, while the upper unit is available for occupancy.
Key Highlights
- Two‑bedroom upper unit is vacant and offers over 1039 square feet
- Upper residence includes renovated kitchen, updated full bath, new flooring, fresh paint, and attic space
- Lower unit measures 1116 square feet and was updated in 2024
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
$19,695
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
8.76%
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%
$393,900
$393.9K
Cap Rate 7%
$281,357
$281.4K
Cap Rate 9%
$218,833
$218.8K
Market Conditions
NOI Build-Up for 2,155 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
$37.5K $17.40/SF
− Vacancy
−$1.7K −$0.78/SF
EGI
$35.8K $16.62/SF
− OpEx
−$16.1K −$7.48/SF
NOI
$19.7K $9.14/SF
Area
Buffalo, NY
Vacancy
4.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
45.00%
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%
$393,900
Cap Rate 7%
$281,357
Cap Rate 9%
$218,833
Alternative Uses
Best Use
Multifamily LT 5
$305.5K
$267.3K – $356.4K
NOI $21,383 @ 7.0% cap · market cap 9.51%
Second Best
Apartment 5plus
$281.4K
$246.2K – $328.3K
NOI $19,695 @ 7.0% cap · market cap 8.76%
Theoretical Best
Office A
$518.2K
$453.5K – $604.6K
NOI $36,276 @ 7.0% cap · market cap 16.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
836
Businesses Nearby
Explore this area
Business Placement
Demographics for 14213, NY
25,834
Population
11,397
Households
2.3
Avg Household Size
30
Median Age
36%
College-Educated
81%
High-School Grad
1.9 sq mi
ZIP Area
13,597
Density / Sq Mi
$52,597
Median Household Income
$36,084
Median Earnings
$1,059
Median Rent
$192,300
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 residential units include updated interiors, shared off-street parking, and separate basement laundry hookups.
Where is this duplex located?
The property is located at 235 POTOMAC Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $224,900.
What are key features of this property?
This property features: Two‑bedroom upper unit is vacant and offers over 1039 square feet; Upper residence includes renovated kitchen, updated full bath, new flooring, fresh paint, and attic space; Lower unit measures 1116 square feet and was updated in 2024
