Two-Unit Duplex with
For Sale
$125,000
2758 Falls St, Niagara Falls, NY 14303
Two-bedroom units, substantial yard space, off-street parking, and a detached two-car garage support practical residential use.
Property Size1,449 SF
Days on Market11
Property Features for 2758 Falls St
General Information
Standard status
Active
Size
1,449 SF
Property subtype
Multi Family
Occupancy
100%
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,380
Building Details
Building Size
1,449 SF
Year Built
1928
Units
2
Tenancy
Multi
Listing Agency:
WNY METRO ROBERTS REALTY
Listed By:
Matthew Robinson · License #10401256692
(716) 262-5401
Source:
Elliman
Added: Sep 16
Changed: Sep 19
Last Checked: Sep 24 at 3:10PM
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.
Located at 2758 Falls St in Niagara Falls, this 1928 duplex contains two residential units, each with two bedrooms. Both units are currently rented, providing an existing occupancy profile for a purchaser evaluating the property as a residential income asset.
The property includes a large yard, off-street parking for several vehicles, and a two-car garage that adds enclosed vehicle and storage capacity. Walk Score is 56, Bike Score is 49, and Transit Score is 27, reflecting somewhat walkable and bikeable conditions with some transit service.
The property includes a large yard, off-street parking for several vehicles, and a two-car garage that adds enclosed vehicle and storage capacity. Walk Score is 56, Bike Score is 49, and Transit Score is 27, reflecting somewhat walkable and bikeable conditions with some transit service.
Key Highlights
- Duplex with 2 residential units
- Each unit has 2 bedrooms
- Both units are currently rented
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
$11,295
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
9.04%
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%
$225,900
$225.9K
Cap Rate 7%
$161,357
$161.4K
Cap Rate 9%
$125,500
$125.5K
Market Conditions
NOI Build-Up for 1,449 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
$22.1K $15.24/SF
− Vacancy
−$1.5K −$1.07/SF
EGI
$20.5K $14.17/SF
− OpEx
−$9.2K −$6.38/SF
NOI
$11.3K $7.80/SF
Area
Niagara County, NY
Vacancy
7.00%
Lease Rate
$15.24 /SF/Yr
Expense Ratio
45.00%
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%
$225,900
Cap Rate 7%
$161,357
Cap Rate 9%
$125,500
Alternative Uses
Best Use
Multifamily LT 5
$181.8K
$159.1K – $212.1K
NOI $12,726 @ 7.0% cap · market cap 10.18%
Second Best
Apartment 5plus
$161.4K
$141.2K – $188.3K
NOI $11,295 @ 7.0% cap · market cap 9.04%
Theoretical Best
Warehouse
$1.23M
$1.08M – $1.44M
NOI $86,185 @ 7.0% cap · market cap 68.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
204
Businesses Nearby
Explore this area
Business Placement
Demographics for 14303, NY
5,958
Population
3,505
Households
1.7
Avg Household Size
38
Median Age
16%
College-Educated
82%
High-School Grad
2.7 sq mi
ZIP Area
2,207
Density / Sq Mi
$45,519
Median Household Income
$34,623
Median Earnings
$845
Median Rent
$78,200
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-bedroom units, substantial yard space, off-street parking, and a detached two-car garage support practical residential use.
Where is this duplex located?
The property is located at 2758 Falls St Niagara Falls, NY.
What is the asking price?
The asking price for this property is $125,000.
What are key features of this property?
This property features: Duplex with 2 residential units; Each unit has 2 bedrooms; Both units are currently rented
