Updated Duplex with
New
For Sale
$380,000
270 Lexington Avenue, Buffalo, NY 14222
Residential, Buffalo, NY
Property Size1,960 SF
Lot Size0.06 Acres
Price / SF$193.88
Days on Market2
Property Features for 270 Lexington Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bedroom 1, Bathroom 1, Bathroom 2, Basement, Bedroom 2
Patio and Porch features
Deck, Porch
Interior features
CeilingFans, NaturalWoodwork
Exterior features
Balcony, Deck, FullyFenced
Fencing
Fenced
Appliances
GasWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
Use GPS.
Subdivision
Buffalo City-140200
Standard status
Active
APN
140200-100-370-0007-002-000
Size
1,960 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
3081
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1900
Floors in Building
3
Number of units
2
Flooring type
Varies, Vinyl, Hardwood
Building materials
VinylSiding, CopperPlumbing, PexPlumbing
Roof type
Shingle, Asphalt
Architectural style
Other
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Jennifer R Goetz · License #10301223110
(716) 316-6664
Added: Sep 14
Last Checked: Sep 15 at 6:06AM
MLS# B1713432
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 1,960-square-foot duplex, built in 1900, includes two residential units with separate entry doors from a shared vestibule. Each unit offers two bedrooms, a full bathroom, formal dining and living areas, and an updated kitchen. Hardwood flooring, natural woodwork, fireplace mantels, and generous windows add period character, while the upper unit also includes a flexible room, mirrored closet, and private balcony.
The 0.0552-acre property features a covered front porch, an enlarged upper porch, rear deck, and fully fenced yard. Separate furnaces and water heaters serve the units, and the basement provides individual storage areas. A walk-up attic adds further storage capacity. Updates include the roof in 2021, landscaping in 2022, the lower kitchen and bathroom in 2024, and porch improvements in 2025. New stairs and an updated back hallway are noted for 2026.
The 0.0552-acre property features a covered front porch, an enlarged upper porch, rear deck, and fully fenced yard. Separate furnaces and water heaters serve the units, and the basement provides individual storage areas. A walk-up attic adds further storage capacity. Updates include the roof in 2021, landscaping in 2022, the lower kitchen and bathroom in 2024, and porch improvements in 2025. New stairs and an updated back hallway are noted for 2026.
Key Highlights
- Duplex with two 2‑bedroom units and 1,960 square feet
- Separate entry doors, furnaces, and water heaters for each unit
- Updated kitchens with new appliances and lighting
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
$19,448
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
5.12%
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%
$388,960
$389.0K
Cap Rate 7%
$277,829
$277.8K
Cap Rate 9%
$216,089
$216.1K
Market Conditions
NOI Build-Up for 1,960 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
$29.4K $15.00/SF
− Vacancy
−$1.6K −$0.83/SF
EGI
$27.8K $14.17/SF
− OpEx
−$8.3K −$4.25/SF
NOI
$19.4K $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%
$388,960
Cap Rate 7%
$277,829
Cap Rate 9%
$216,089
Alternative Uses
Best Use
Multifamily LT 5
$277.8K
$243.1K – $324.1K
NOI $19,448 @ 7.0% cap · market cap 5.12%
Second Best
Apartment 5plus
$255.9K
$223.9K – $298.6K
NOI $17,913 @ 7.0% cap · market cap 4.71%
Theoretical Best
Office A
$471.3K
$412.4K – $549.9K
NOI $32,994 @ 7.0% cap · market cap 8.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,818
Businesses Nearby
Explore this area
Business Placement
Demographics for 14222, NY
13,629
Population
7,355
Households
1.9
Avg Household Size
32
Median Age
63%
College-Educated
98%
High-School Grad
1.2 sq mi
ZIP Area
11,358
Density / Sq Mi
$83,692
Median Household Income
$50,045
Median Earnings
$1,168
Median Rent
$408,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with separate entrances, renovated kitchens and baths, private outdoor areas, and dedicated basement storage.
Where is this duplex located?
The property is located at 270 Lexington 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: Duplex with two 2‑bedroom units and 1,960 square feet; Separate entry doors, furnaces, and water heaters for each unit; Updated kitchens with new appliances and lighting
