Renovated Side-by-Side
For Sale
$389,900
239 Seneca Creek Road, West Seneca, NY 14224
Two spacious units offer private basements, central air, separate utilities, garage space, and outdoor patios.
Property Size2,632 SF
Days on Market8
Property Features for 239 Seneca Creek Road
General Information
Standard status
Active
Size
2,632 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$8,022
Building Details
Building Size
2,632 SF
Year Built
1985
Listing Agency:
WNY Metro Roberts Realty
(716) 572-2848
Listed By:
Ryan Burke · License #10301222154
(716) 572-2848
Source:
Highfallssir
Added: Aug 17
Changed: Aug 24
Last Checked: Aug 23 at 4:44AM
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.
This side-by-side duplex contains 2,632 square feet of total living space across two 3-bedroom units, each with 1.5 bathrooms, central A/C, a private basement with laundry hookups, and a concrete rear patio. Separate gas and electric utilities serve the units. The right-side owner's unit has been renovated with a new kitchen featuring updated cabinetry, quartz countertops, a tiled backsplash, and stainless steel appliances, along with an updated full bathroom, new flooring, interior doors, and a forced-air unit. The left unit includes vinyl flooring on the first floor, stainless steel appliances, and a new central A/C unit. Some windows have also been replaced.
The property sits on a lot just under half an acre and includes a 2.5-car garage, storage shed, and additional outdoor space. Its West Seneca location provides access to shopping, restaurants, parks, schools, and major commuter routes. The building was constructed in 1985 and offers a side-by-side configuration suited to an owner-occupant or multifamily investor.
The property sits on a lot just under half an acre and includes a 2.5-car garage, storage shed, and additional outdoor space. Its West Seneca location provides access to shopping, restaurants, parks, schools, and major commuter routes. The building was constructed in 1985 and offers a side-by-side configuration suited to an owner-occupant or multifamily investor.
Key Highlights
- 2,632 sq. ft. of total living space across two 3‑bedroom units
- Each unit includes 1.5 bathrooms, central A/C, a private basement, and a concrete rear patio
- Right‑side unit renovated with quartz countertops, tiled backsplash, stainless steel appliances, and updated flooring
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
$26,116
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
6.70%
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%
$522,320
$522.3K
Cap Rate 7%
$373,086
$373.1K
Cap Rate 9%
$290,178
$290.2K
Market Conditions
NOI Build-Up for 2,632 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
$39.5K $15.00/SF
− Vacancy
−$2.2K −$0.83/SF
EGI
$37.3K $14.17/SF
− OpEx
−$11.2K −$4.25/SF
NOI
$26.1K $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%
$522,320
Cap Rate 7%
$373,086
Cap Rate 9%
$290,178
Alternative Uses
Best Use
Multifamily LT 5
$373.1K
$326.5K – $435.3K
NOI $26,116 @ 7.0% cap · market cap 6.70%
Second Best
Apartment 5plus
$343.6K
$300.7K – $400.9K
NOI $24,055 @ 7.0% cap · market cap 6.17%
Theoretical Best
Office A
$632.9K
$553.8K – $738.4K
NOI $44,306 @ 7.0% cap · market cap 11.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
281
Businesses Nearby
Explore this area
Business Placement
Demographics for 14224, NY
40,736
Population
19,286
Households
2.1
Avg Household Size
46
Median Age
33%
College-Educated
95%
High-School Grad
20.2 sq mi
ZIP Area
2,017
Density / Sq Mi
$76,250
Median Household Income
$49,824
Median Earnings
$1,077
Median Rent
$219,800
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 spacious units offer private basements, central air, separate utilities, garage space, and outdoor patios.
Where is this duplex located?
The property is located at 239 Seneca Creek Road West Seneca, NY.
What is the asking price?
The asking price for this property is $389,900.
What are key features of this property?
This property features: 2,632 sq. ft. of total living space across two 3‑bedroom units; Each unit includes 1.5 bathrooms, central A/C, a private basement, and a concrete rear patio; Right‑side unit renovated with quartz countertops, tiled backsplash, stainless steel appliances, and updated flooring
