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    Updated Duplex in Depew Schools Title is generated by Realmo AI

    262 River St, Cheektowaga, NY 14043

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    For Sale
    $299,900

    Well-maintained duplex with updates, ideal for owner-occupants or investors.

    Type:Multi Family
    Property size:
    1,868 SF
    Price / SF:
    $160/SF
    Added:
    May 18, 2026
    Days on Market:
    14
    Last Refresh:
    May 18 at 1:19 am

    Property Features for 262 River St

    General Information

    Standard status
    Active
    Size
    1,868 SF
    Property subtype
    Multi Family

    Building Details

    Year Built
    1930

    We can help!

    Listing Contact
    Kristan Jakubowski

    Listing agent Kristan Jakubowski License #10401258907

    Listing office WNY METRO ROBERTS REALTY

    Listing date May 18, 2026

    Source Elliman

    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

    HighLights

    • Move‑in ready double in the desirable Depew Union Free School District.
    • Extensively updated with a new shingle roof (2019), updated rubber roofing, dry‑sealed foundation, updated electrical panels, newer copper lines, newer HWTs, replacement windows, and newer sump pump.
    • Two units, each with central A/C (lower unit 2016, upper unit 2022) and spacious living areas.
    • Beautiful vinyl front porch enhances curb appeal.
    • Includes all appliances, including a newer oven/range (2025) in the lower unit.
    • Two driveways, patio, partially fenced yard, and shed with electric provide ample parking and storage.

    Overview

    This is an extensively updated 1868 sq. ft. duplex located in the Depew Union Free School District. Suited for both owner-occupants and investors, the property is move-in ready and offers income potential. The interior features living areas, neutral paint, updated finishes, and a remodeled lower-unit bath. Improvements include a new shingle roof (2019), rubber roofing updated 3 years ago, a dry-sealed foundation, updated electrical panels, newer cooper lines in basement 2016, HWT (2025, 2016), replacement windows (approx. 5 years), custom window blinds, and a newer sump pump (2023). Both units have central A/C, with the lower unit updated in 2016 and the upper unit updated in 2022. The lower-unit oven/range (2025) and all appliances are included in the sale. The property includes a vinyl front porch, newer front and back doors, 2 driveways, a patio, a partially fenced yard, and a shed with electric. Located near shopping, restaurants, parks, and major thruways. Tax records state 6 Bedrooms but there are 5 Bedrooms on the property and 2 full bathrooms.
    Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Cheektowaga
    County
    Erie
    State
    New York
    Longitude
    -78.7015563
    Latitude
    42.9033466

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    FAQs

    What type of property is this?
    Duplex - Well-maintained duplex with updates, ideal for owner-occupants or investors.
    Where is this duplex located?
    The property is located at 262 River St Cheektowaga, NY.
    What is the asking price?
    The asking price for this property is $299,900.
    What are key features of this property?
    This property features: Move‑in ready double in the desirable Depew Union Free School District.; Extensively updated with a new shingle roof (2019), updated rubber roofing, dry‑sealed foundation, updated electrical panels, newer copper lines, newer HWTs, replacement windows, and newer sump pump.; Two units, each with central A/C (lower unit 2016, upper unit 2022) and spacious living areas.
    (716) 955-0750
    We can help!
    Listing Contact
    Kristan Jakubowski
    Real Estate License ID: 10401258907
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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