Two-Unit Home with
For Sale
$125,000
2758 Falls Street, Niagara Falls, NY 14303
Residential, Niagara Falls, NY
Property Size1,449 SF
Lot Size0.17 Acres
Price / SF$86.27
Days on Market9
Property Features for 2758 Falls Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 2, Bathroom 1, Basement, Bedroom 4, Bedroom 3
Parking features
Garage
Appliances
GasWaterHeater
Subdivision
Stedman Farm
Lot features
Rectangular, Rectangular Lot
Elementary school district
Niagara Falls
Middle school district
Niagara Falls
High school district
Niagara Falls
Directions
Packard Road to Falls Street or Portage Road to Falls Street
Standard status
Active
APN
291100-159-043-0003-058-000
Size
1,449 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Annual Amount
1380
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Amenities
large yard
off-street parking
two-car garage
Building Details
Year built
1928
Floors in Building
1
Number of units
2
Flooring type
Hardwood, Varies
Building materials
WoodSiding
Listing Agency:
WNY Metro Roberts Realty
(716) 875-2211
Listed By:
Matthew Robinson · License #10401256692
(716) 262-5401
Added: Sep 14
Changed: Sep 15
Last Checked: Sep 22 at 3:06PM
MLS# B1714783
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 duplex contains two residential units, each with two bedrooms, within a 1,449-square-foot wood-sided home built in 1928. Interior finishes include hardwood flooring in portions of the property, while heating is provided by natural gas and forced air. A basement adds additional utility space, and public water serves the residence.
The 0.1712-acre parcel includes a large yard, off-street parking for several vehicles, and a two-car garage. Both units are currently rented, providing an existing income-producing configuration. The property is located at 2758 Falls Street in Niagara Falls, New York, within Niagara County.
The 0.1712-acre parcel includes a large yard, off-street parking for several vehicles, and a two-car garage. Both units are currently rented, providing an existing income-producing configuration. The property is located at 2758 Falls Street in Niagara Falls, New York, within Niagara County.
Key Highlights
- Duplex with two residential units, each offering 2 bedrooms
- 1,449 square feet on a 0.1712‑acre lot
- Built in 1928 with wood siding and hardwood flooring
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
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
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two attached residences offer hardwood flooring, natural-gas forced-air heat, and shared outdoor and parking areas.
Where is this duplex located?
The property is located at 2758 Falls Street 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 two residential units, each offering 2 bedrooms; 1,449 square feet on a 0.1712‑acre lot; Built in 1928 with wood siding and hardwood flooring
