Updated Side-by-Side
For Sale
$399,000
260 S Forest Road, Buffalo, NY 14221
Residential, Buffalo, NY
Property Size2,754 SF
Lot Size0.73 Acres
Price / SF$144.88
Days on Market56
Property Features for 260 S Forest Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bedroom 3, Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 2, Bedroom 4, Basement, Bathroom 4, Bathroom 3
Parking features
Garage, Open
Patio and Porch features
Patio
Interior features
WetBar, NaturalWoodwork
Exterior features
FullyFenced, Patio
Fencing
Fenced
Fireplace
1
Appliances
GasWaterHeater
Lot features
Corner Lot, Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Williamsville
Middle school district
Williamsville
High school district
Williamsville
Subdivision
Amherst-142289
Standard status
Active
APN
142289-080-120-0002-031-000
Size
2,754 SF
Lot size
0.73 Acres
Taxes and HOA fees
Tax Annual Amount
8208
Utilities
Heating system
Baseboard, Natural Gas, Zoned
Cooling system
Zoned
Water source
Public
Amenities
glass block windows
patio
outdoor fireplace
fenced yard
LED lights in basement half bath
Building Details
Year built
1945
Floors in Building
1
Number of units
2
Flooring type
Varies, Hardwood, Tile, Carpet
Building materials
AluminumSiding, Stone, CopperPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 891-1710
Listed By:
David M Witczak · License #40WI1033093
(716) 891-1710
Added: Jun 26
Changed: Aug 19
Last Checked: Aug 20 at 2:06AM
MLS# B1693654
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 side-by-side duplex contains two 2-bedroom residential units on a 0.731-acre lot, with 2,754 square feet of total property size. Both units have updated kitchens and bathrooms, and the sale includes the appliances. One unit provides two full bathrooms. Additional interior features include natural woodwork, fireplaces, basements, and a half bathroom in the basement. The property was built in 1945 and includes zoned natural-gas baseboard heating and zoned cooling.
Exterior improvements include a patio added in 2021, individual fenced yards, open parking, and garage parking. Two high-efficiency boilers were installed in 2020, and glass block windows were added the same year. The property is located at 260 S Forest Road in Buffalo, within the Williamsville School District and near colleges, shopping, dining, and major routes.
Exterior improvements include a patio added in 2021, individual fenced yards, open parking, and garage parking. Two high-efficiency boilers were installed in 2020, and glass block windows were added the same year. The property is located at 260 S Forest Road in Buffalo, within the Williamsville School District and near colleges, shopping, dining, and major routes.
Key Highlights
- Two side‑by‑side 2‑bedroom units on a 0.731‑acre lot
- 2,754 square feet of property size; built in 1945
- Updated kitchens and bathrooms in both units; appliances included
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
$27,327
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
6.85%
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%
$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
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
$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 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%
$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.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
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
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-bedroom units offer renovated kitchens and bathrooms, included appliances, and individually fenced outdoor areas.
Where is this duplex located?
The property is located at 260 S Forest Road 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 0.731‑acre lot; 2,754 square feet of property size; built in 1945; Updated kitchens and bathrooms in both units; appliances included
