269 Broezel Avenue Lancaster, NY 14086
MULTI_FAMILY - Other - Lancaster, NY
Property Features for 269 Broezel Avenue
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 4
- Bathrooms
- 3
- Rooms
- Bedroom 2, Bedroom 4, Basement, Bedroom 3, Bedroom 1, Bathroom 1, Bathroom 3, Bathroom 2
- Parking features
- Garage, Open
- Spa
- 1
- Window features
- Drapes
- Patio and Porch features
- Patio
- Interior features
- CeilingFans, HotTubSpa, WindowTreatments
- Exterior features
- FullyFenced, HotTubSpa, Patio
- Fencing
- Fenced
- Appliances
- GasWaterHeater
- Standard status
- Pending
- APN
- 145289-093-200-0001-028-000
- Size
- 2,564 SF
- Lot size
- 0.21 Acres
Taxes and HOA fees
- Tax Annual Amount
- 6744
Utilities
- Heating system
- Baseboard, Natural Gas
- Cooling system
- Central Air
- Water source
- Public
Building Details
- Year built
- 1965
- Floors in Building
- 1
- Number of units
- 2
- Flooring type
- Varies, Carpet, Laminate, Vinyl
- Building materials
- Brick, VinylSiding, CopperPlumbing
- Roof type
- Shingle, Asphalt
- Architectural style
- Other
Listing agent Jerry Harrington License #10401332436 (818) 605-1169
Listing office WNY Metro Roberts Realty 302 Buffalo Street, cheektowaga, NY (716) 646-6400
Listing date Jun 10, 2026
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.
The home is located just minutes from Lancaster High School, with nearby parks and access to the Village of Lancaster.
For buyers seeking a property that can be configured for extended family, guests, or a renter, the separate apartment layout provides practical flexibility while keeping both units within the same overall property. The heated and cooled garage with loft space can support a variety of storage or workspace needs, and the finished lower level and full bath add additional functional living area depending on how the property is used.
Key Highlights
- Separate two‑bedroom apartment offers flexible living or rental options alongside the main home
- Heated and cooled garage includes loft space above for extra usable room
- Finished lower level with a full bath adds additional living space
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $35.4k | $13.80 |
| − Vacancy | −$11.8k | −$4.61 |
| EGI | $23.6k | $9.19 |
| − OpEx | −$7.1k | −$2.76 |
| NOI | $16.5k | $6.43 |
