Duplex with Three-Car
New
For Sale
$307,500
25 Orchard Place, Buffalo, NY 14214
Two separate apartments offer updated kitchens and baths, hardwood floors, and individual gas and electric utilities.
Property Size2,464 SF
Days on Market3
Property Features for 25 Orchard Place
General Information
Standard status
Active
Size
2,464 SF
Total Parking Spaces
3
Property subtype
Multi Family
Property Condition
Severity
Repairs Needed
Evidence
little left to do beyond adding your own cosmetic touches
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,212
Building Details
Building Size
2,464 SF
Year Built
1915
Buildings
1
Listing Agency:
MJ Peterson Real Estate Inc.
Listed By:
Michael D Olear · License #30OL0682979
(716) 481-9959
Source:
Highfallssir
Added: Oct 15
Changed: Oct 16
Last Checked: Oct 16 at 2:12PM
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 MJ Peterson Real Estate Inc.
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Investment Insights
Based on property information with market context.
This 1915 duplex contains two apartments with spacious rooms, hardwood flooring, oversized vinyl replacement windows, and ceilings exceeding 10 feet. Both units have updated kitchens and baths, plus a 10' x 6' butler pantry off the kitchen. The first-floor apartment has been freshly painted, and the second-floor unit is in very good condition. A full attic and clean basement add storage; the basement has glass block windows, vents, and LED lighting. A three-car garage at the rear has also served as storage and office space. Refrigerators and stoves are included, along with a basement washer and dryer.
The property is on a one-way street in Buffalo, with close access to Delaware Park and the metro. Updates include hot water tanks replaced in 2025, a roof replaced in 2006, newer furnaces and entry doors, and vinyl replacement windows across most of the home. Each apartment has a 125-amp electrical panel and separate gas and electric utilities. The upper front porch has been rebuilt, and exterior drain tile runs along the driveway side.
The property is on a one-way street in Buffalo, with close access to Delaware Park and the metro. Updates include hot water tanks replaced in 2025, a roof replaced in 2006, newer furnaces and entry doors, and vinyl replacement windows across most of the home. Each apartment has a 125-amp electrical panel and separate gas and electric utilities. The upper front porch has been rebuilt, and exterior drain tile runs along the driveway side.
Key Highlights
- Two apartments, each with a 10' x 6' butler pantry
- Three‑car garage at the rear; previously used for storage and office space
- Hot water tanks replaced in 2025; roof replaced in 2006
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$24,449
Cap Rate
7.95%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$488,980
$489.0K
Cap Rate 7%
$349,271
$349.3K
Cap Rate 9%
$271,656
$271.7K
Market Conditions
NOI Build-Up for 2,464 SF
Gross rent
$37.0K $15.00/SF
− Vacancy
−$2.0K −$0.83/SF
EGI
$34.9K $14.17/SF
− OpEx
−$10.5K −$4.25/SF
NOI
$24.4K $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 Rate 5%
$488,980
Cap Rate 7%
$349,271
Cap Rate 9%
$271,656
Alternative Uses
Best Use
Multifamily LT 5
$349.3K
$305.6K – $407.5K
NOI $24,449 @ 7.0% cap · market cap 7.95%
Second Best
Apartment 5plus
$321.7K
$281.5K – $375.3K
NOI $22,519 @ 7.0% cap · market cap 7.32%
Theoretical Best
Office A
$592.5K
$518.5K – $691.3K
NOI $41,478 @ 7.0% cap · market cap 13.49%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
478
Businesses Nearby
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Business Placement
Demographics for 14214, NY
20,732
Population
9,280
Households
2.2
Avg Household Size
32
Median Age
46%
College-Educated
90%
High-School Grad
3.3 sq mi
ZIP Area
6,282
Density / Sq Mi
$56,573
Median Household Income
$29,928
Median Earnings
$1,072
Median Rent
$234,600
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - Two separate apartments offer updated kitchens and baths, hardwood floors, and individual gas and electric utilities.
Where is this duplex located?
The property is located at 25 Orchard Place Buffalo, NY.
What is the asking price?
The asking price for this property is $307,500.
What are key features of this property?
This property features: Two apartments, each with a 10' x 6' butler pantry; Three‑car garage at the rear; previously used for storage and office space; Hot water tanks replaced in 2025; roof replaced in 2006
