Duplex with
New
For Sale
$219,999
250 Euclid Avenue, Kenmore, NY 14217
Residential, Kenmore, NY
Property Size1,756 SF
Lot Size0.08 Acres
Price / SF$125.28
Days on Market3
Property Features for 250 Euclid Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1, Basement, Bedroom 3, Bedroom 2, Bedroom 1
Parking features
Garage, Open
Patio and Porch features
Porch
Interior features
CeilingFans
Exterior features
Awnings, Balcony, FullyFenced
Fencing
Fenced
Fireplace
1
Appliances
GasWaterHeater
Subdivision
Holland Land Company's Su
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Kenmore-Tonawanda Union Free District
Middle school district
Kenmore-Tonawanda Union Free District
High school district
Kenmore-Tonawanda Union Free District
Directions
Use Google Maps
Standard status
Active
APN
146401-078-320-0002-033-000
Size
1,756 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
5929
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
hardwood floors
fireplace
covered porch
fenced yard
garage
basement
Building Details
Year built
1935
Floors in Building
1
Number of units
2
Flooring type
Carpet, Varies, Hardwood, Tile
Building materials
VinylSiding
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 646-6400
Listed By:
Christopher Ricci · License #10401286662
(716) 880-7022
Added: Aug 26
Last Checked: Aug 28 at 11:06PM
MLS# B1709288
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-unit residential property contains 1,756 square feet and was built in 1935. The lower apartment has two bedrooms, a living room with a fireplace, a dining room, a large kitchen, a full bathroom, and a mudroom. Hardwood flooring is featured in both units. The upper apartment provides a flexible two-bedroom arrangement, a covered porch, an oversized kitchen, and extra storage.
Exterior improvements include a fully fenced yard, garage, driveway, and vinyl siding. A newer garage door, forced-air natural gas heat, gas water heating, public water, and updated mechanical systems add functional value. The property also includes a dry basement measuring part of the overall layout, offering additional utility and storage space. Located in Kenmore, NY, the duplex may suit an owner-occupant or an investor seeking a two-unit residential asset.
Exterior improvements include a fully fenced yard, garage, driveway, and vinyl siding. A newer garage door, forced-air natural gas heat, gas water heating, public water, and updated mechanical systems add functional value. The property also includes a dry basement measuring part of the overall layout, offering additional utility and storage space. Located in Kenmore, NY, the duplex may suit an owner-occupant or an investor seeking a two-unit residential asset.
Key Highlights
- 1,756‑square‑foot duplex on a 0.0836‑acre lot
- Lower unit includes 2 bedrooms, fireplace, dining room, large kitchen, full bath, and mudroom
- Upper unit offers a flexible 2‑bedroom layout, covered porch, oversized kitchen, and added storage
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
$17,424
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
7.92%
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%
$348,480
$348.5K
Cap Rate 7%
$248,914
$248.9K
Cap Rate 9%
$193,600
$193.6K
Market Conditions
NOI Build-Up for 1,756 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
$26.3K $15.00/SF
− Vacancy
−$1.4K −$0.83/SF
EGI
$24.9K $14.17/SF
− OpEx
−$7.5K −$4.25/SF
NOI
$17.4K $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 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%
$348,480
Cap Rate 7%
$248,914
Cap Rate 9%
$193,600
Alternative Uses
Best Use
Multifamily LT 5
$248.9K
$217.8K – $290.4K
NOI $17,424 @ 7.0% cap · market cap 7.92%
Second Best
Apartment 5plus
$229.3K
$200.6K – $267.5K
NOI $16,049 @ 7.0% cap · market cap 7.30%
Theoretical Best
Office A
$422.3K
$369.5K – $492.7K
NOI $29,560 @ 7.0% cap · market cap 13.44%
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
938
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer hardwood flooring, flexible bedroom layouts, a fenced yard, and substantial basement storage.
Where is this duplex located?
The property is located at 250 Euclid Avenue Kenmore, NY.
What is the asking price?
The asking price for this property is $219,999.
What are key features of this property?
This property features: 1,756‑square‑foot duplex on a 0.0836‑acre lot; Lower unit includes 2 bedrooms, fireplace, dining room, large kitchen, full bath, and mudroom; Upper unit offers a flexible 2‑bedroom layout, covered porch, oversized kitchen, and added storage
