Three-Unit Multi-Family
269 Sterling Avenue Buffalo, NY 14216
For Sale
$380,000
MULTI_FAMILY - Other - Buffalo, NY
Property Size2,968 SF
Lot Size0.11 Acres
Price / SF$128.03
Days on Market51
Property Features for 269 Sterling Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
3
Rooms
Bathroom 2, Bedroom 6, Bathroom 1, Basement, Bedroom 1, Bedroom 5, Bedroom 2, Bedroom 4, Bathroom 3, Bedroom 3
Parking features
Garage
Exterior features
Balcony
Appliances
GasWaterHeater
Standard status
Active
APN
140200-078-580-0002-018-000
Size
2,968 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
3439
Utilities
Heating system
Baseboard, Natural Gas
Water source
Public
Building Details
Year built
1925
Floors in Building
2
Number of units
3
Flooring type
Varies, Laminate, Hardwood, Carpet
Building materials
Brick, Frame
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 9
Changed: Jul 28
Last Checked: Jul 29 at 5:06PM
MLS# B1689138
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 1925-built, three-unit multi-family home offers approximately 2,968 square feet of living space distributed across three spacious units. The layout is designed for comfortable, independent living, with natural light and classic Buffalo character throughout. Off-street parking and a two-car garage add day-to-day convenience for tenants and occupants alike.
Located on Sterling Avenue in North Buffalo, the property sits on a manageable lot. The area is described as convenient and close to Hertel Avenue’s shops, restaurants, parks, and everyday amenities, supporting easy access to daily needs.
The building suits investors seeking a three-unit structure for rental income and owner-occupants interested in living in one unit while renting the others. With dedicated parking amenities and three self-contained units already in place, the property provides a straightforward way to support either a multi-tenant rental strategy or a live-in-and-lease arrangement.
Located on Sterling Avenue in North Buffalo, the property sits on a manageable lot. The area is described as convenient and close to Hertel Avenue’s shops, restaurants, parks, and everyday amenities, supporting easy access to daily needs.
The building suits investors seeking a three-unit structure for rental income and owner-occupants interested in living in one unit while renting the others. With dedicated parking amenities and three self-contained units already in place, the property provides a straightforward way to support either a multi-tenant rental strategy or a live-in-and-lease arrangement.
Key Highlights
- 3‑unit multi‑family home built in 1925 with approximately 2,968 sq ft of living space
- Off‑street parking plus a two‑car garage
- Balcony on the exterior
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 | $44.5k | $15.00 |
| − Vacancy | −$2.4k | −$0.83 |
| EGI | $42.1k | $14.17 |
| − OpEx | −$12.6k | −$4.25 |
| NOI | $29.4k | $9.92 |
2,968 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$420.7K
$368.1K – $490.8K
NOI $29,450 @ 7.0% cap · market cap 7.75%
Second Best
Apartment 5plus
$387.5K
$339.1K – $452.1K
NOI $27,126 @ 7.0% cap · market cap 7.14%
Theoretical Best
Office A
$713.7K
$624.5K – $832.7K
NOI $49,962 @ 7.0% cap · market cap 13.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Triplex - Three-unit income property with off-street parking and a two-car garage in North Buffalo.
Where is this triplex located?
The property is located at 269 Sterling Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $380,000.
What are key features of this property?
This property features: 3‑unit multi‑family home built in 1925 with approximately 2,968 sq ft of living space; Off‑street parking plus a two‑car garage; Balcony on the exterior
