Updated Side-by-Side
For Sale
$399,000
260 S Forest Rd, Buffalo, NY 14221
Two separate fenced yards provide private outdoor space for each residence.
Property Size2,754 SF
Price / SF$144.88
Days on Market61
Property Features for 260 S Forest Rd
General Information
Standard status
Active
Size
2,754 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Amenities
outdoor fireplace
fenced yard
patio
Building Details
Year Built
1945
Listing Agency:
WNY Metro Roberts Realty
Listed By:
David M Witczak · License #40WI1033093
(716) 602-9708
Source:
Thejoshjamesteam
Added: Aug 17
Changed: Oct 6
Last Checked: Oct 7 at 3:41PM
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
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Investment Insights
Based on property information with market context.
This 2,754-square-foot duplex, built in 1945, is configured with two side-by-side 2-bedroom residences on one lot. Both units have updated kitchens and bathrooms with modern finishes, and the appliances remain with the property. One residence includes two full bathrooms, while the basement provides an additional half bathroom for each unit. Functional fireplaces add character, and each side has its own fenced yard. Recent improvements include two high-efficiency boilers installed in 2020, glass block windows added in 2020, and a patio completed in 2021. An outdoor fireplace creates another gathering area. The property is in the Williamsville School District and is located near colleges, shopping, dining, and major routes. The address is 260 S Forest Rd, Buffalo, NY 14221.
Key Highlights
- Two side‑by‑side 2‑bedroom units on a single lot
- 2,754 square feet; built in 1945
- Updated kitchens and bathrooms in both units
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$27,327
Cap Rate
6.85%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$546,540
$546.5K
Cap Rate 7%
$390,386
$390.4K
Cap Rate 9%
$303,633
$303.6K
Market Conditions
NOI Build-Up for 2,754 SF
Gross rent
$41.3K $15.00/SF
− Vacancy
−$2.3K −$0.83/SF
EGI
$39.0K $14.17/SF
− OpEx
−$11.7K −$4.25/SF
NOI
$27.3K $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 Rate 5%
$546,540
Cap Rate 7%
$390,386
Cap Rate 9%
$303,633
Alternative Uses
Best Use
Multifamily LT 5
$390.4K
$341.6K – $455.5K
NOI $27,327 @ 7.0% cap · market cap 6.85%
Second Best
Apartment 5plus
$359.6K
$314.6K – $419.5K
NOI $25,170 @ 7.0% cap · market cap 6.31%
Theoretical Best
Office A
$662.3K
$579.5K – $772.7K
NOI $46,360 @ 7.0% cap · market cap 11.62%
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
672
Businesses Nearby
Explore this area
Business Placement
Demographics for 14221, NY
55,275
Population
25,281
Households
2.2
Avg Household Size
48
Median Age
57%
College-Educated
96%
High-School Grad
23.4 sq mi
ZIP Area
2,362
Density / Sq Mi
$101,275
Median Household Income
$58,665
Median Earnings
$1,560
Median Rent
$298,500
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 fenced yards provide private outdoor space for each residence.
Where is this duplex located?
The property is located at 260 S Forest Rd Buffalo, NY.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Two side‑by‑side 2‑bedroom units on a single lot; 2,754 square feet; built in 1945; Updated kitchens and bathrooms in both units
