Updated Side-by-Side
For Sale
$425,000
260 South Forest Road, Amherst, NY 14221
Updated kitchens and baths, retained appliances, and private fenced yards serve both residential units.
Property Size2,754 SF
Days on Market45
Property Features for 260 South Forest Road
General Information
Standard status
Active
Size
2,754 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$8,208
Amenities
patio
outdoor fireplace
Building Details
Building Size
2,754 SF
Year Built
1945
Tenancy
Multi
Listing Agency:
WNY Metro Roberts Realty
(716) 891-1710
Listed By:
David M Witczak · License #40WI1033093
(716) 891-1710
Source:
Highfallssir
Added: Jun 26
Changed: Aug 7
Last Checked: Aug 8 at 9:20AM
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 two 2-bedroom units on one lot, offering a clearly divided residential layout. Both apartments have updated kitchens and bathrooms with modern finishes, and the existing appliances remain. One unit includes two full bathrooms. The basement provides two additional half bathrooms, while functional fireplaces add character and warmth. Each side has its own fenced yard, and the property also includes a patio and outdoor fireplace.
Two high-efficiency boilers were installed in 2020, and glass block windows were added that year. The patio was completed in 2021. The property is located in the Williamsville School District, with colleges, shopping, dining, and major routes nearby. Its Amherst setting combines established residential construction with multiple recent improvements and separate outdoor areas for each unit.
Two high-efficiency boilers were installed in 2020, and glass block windows were added that year. The patio was completed in 2021. The property is located in the Williamsville School District, with colleges, shopping, dining, and major routes nearby. Its Amherst setting combines established residential construction with multiple recent improvements and separate outdoor areas for each unit.
Key Highlights
- Side‑by‑side duplex with two 2‑bedroom units on a single lot
- Updated kitchens and bathrooms in both units; appliances remain
- Two high‑efficiency boilers installed in 2020
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
$36,178
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
8.51%
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%
$723,560
$723.6K
Cap Rate 7%
$516,829
$516.8K
Cap Rate 9%
$401,978
$402.0K
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
$54.5K $19.80/SF
− Vacancy
−$2.8K −$1.03/SF
EGI
$51.7K $18.77/SF
− OpEx
−$15.5K −$5.63/SF
NOI
$36.2K $13.14/SF
Area
Amherst, NY
Vacancy
5.22%
Lease Rate
$19.80 /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%
$723,560
Cap Rate 7%
$516,829
Cap Rate 9%
$401,978
Alternative Uses
Best Use
Multifamily LT 5
$516.8K
$452.2K – $603.0K
NOI $36,178 @ 7.0% cap · market cap 8.51%
Second Best
Apartment 5plus
$476.0K
$416.5K – $555.4K
NOI $33,323 @ 7.0% cap · market cap 7.84%
Theoretical Best
Office A
$709.7K
$621.0K – $828.0K
NOI $49,682 @ 7.0% cap · market cap 11.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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 - Updated kitchens and baths, retained appliances, and private fenced yards serve both residential units.
Where is this duplex located?
The property is located at 260 South Forest Road Amherst, NY.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Side‑by‑side duplex with two 2‑bedroom units on a single lot; Updated kitchens and bathrooms in both units; appliances remain; Two high‑efficiency boilers installed in 2020
