Westside Duplex: Investment
285 West Avenue, Buffalo, NY 14201
MULTI_FAMILY - Other - Buffalo, NY
Property size:
2,544 SFLot size:
0.12 Acres- Added:
- Mar 16, 2026
- Days on Market:
- 62
- Last Refresh:
- May 16 at 1:06 pm
Property Features for 285 West Avenue
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 4
- Bathrooms
- 3
- Rooms
- Bedroom 2, Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 1, Basement, Bedroom 4, Bathroom 3
- Window features
- Drapes
- Patio and Porch features
- Porch, Deck
- Interior features
- CeilingFans, Storage, WindowTreatments, ProgrammableThermostat
- Exterior features
- Awnings, Deck, FullyFenced
- Fencing
- Fenced
- Appliances
- GasWaterHeater
- Standard status
- Pending
- APN
- 140200-099-760-0009-028-000
- Size
- 2,544 SF
- Lot size
- 0.12 Acres
Taxes and HOA fees
- Tax Annual Amount
- 2872
Utilities
- Heating system
- Forced Air, Natural Gas
- Water source
- Public
Building Details
- Year built
- 1900
- Floors in Building
- 2
- Number of units
- 2
- Flooring type
- Carpet, Varies, Vinyl, Hardwood, Laminate
- Building materials
- VinylSiding, CopperPlumbing
- Roof type
- Shingle
- Architectural style
- Other
- Additional Structures
- Storage
Listing agent Jay Herlan License #10301217311 (716) 417-5285
Listing office Keller Williams Realty Lancaster 3400 Southwestern Blvd., Elma, NY (716) 324-2300
Listing date Mar 16, 2026
MLS# B1666908
Listing URL
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.
HighLights
- Well‑maintained two‑unit home ideal for investment or owner‑occupancy.
- Upper unit is completely renovated and move‑in ready.
- Includes a private driveway with a detached garage and a fully fenced backyard with covered patio.
- All appliances included, with washers and dryers in each unit.
- Roof is only 3 years old and newer 100 AMP electrical panels for each unit.
- Lower unit has potential to reveal hardwood floors and bonus room for office or additional bedroom.
Overview
Located in Buffalo, this two-unit home on West Avenue presents an investment or owner-occupant opportunity. The property features a two-bedroom, one-full-bath unit upstairs, which has been completely renovated with modern updates. The lower unit includes two bedrooms, one and a half baths, and a bonus room suitable for an office or additional bedroom. The lower unit has hardwood floors hidden under the carpet. Appliances, including washers and dryers in each unit, are included with the property. The property has vinyl siding and a roof that is only 3 years old. Furnaces were installed in 2017 and 2003, and hot water tanks were installed in 2019 and 2017. Newer 100 AMP electrical panels serve each unit. The property includes a private driveway, a detached garage, a fully fenced backyard, and a covered patio. The full basement and full attic provide extra storage space. Situated on a lot of approximately 0.1197 acres, the property offers a total of 2544 square feet of living space. The property is located in Erie County.
Financial Insights
Value Estimation Calculated for Multifamily LT 5
Conservative
$280.5K
NOI $25,243 @ 9.00% cap · cautious / downside scenario
Moderate
$360.6K
NOI $25,243 @ 7.00% cap · market / base-case scenario
Aggressive
$504.9K
NOI $25,243 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
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.
Calculated for Multifamily LT 5
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $38.2k | $15.00 |
| − Vacancy | −$2.1k | −$0.83 |
| EGI | $36.1k | $14.17 |
| − OpEx | −$10.8k | −$4.25 |
| NOI | $25.2k | $9.92 |
2,544 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%
Alternative Use Scenarios
Best Use
Multifamily LT 5
$360.6K
$315.5K – $420.7K
NOI $25,243 @ 7.0% cap · market cap 8.41%
Second Best
Apartment 5plus
$332.2K
$290.6K – $387.5K
NOI $23,251 @ 7.0% cap · market cap 7.75%
Theoretical Best
Office A
$611.8K
$535.3K – $713.8K
NOI $42,825 @ 7.0% cap · market cap 14.28%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Insight Report
Location Intelligence
Current Use by Public Records
Duplexes
Location Insight
- Map
- Local Demand
- City
- Buffalo
- County
- Erie
- State
- New York
- Longitude
- -78.885699
- Latitude
- 42.900444
Nearby Similar for Sale
FAQs
What type of property is this?
Duplex - Well-maintained two-unit home in Buffalo's Lower Westside neighborhood.
Where is this duplex located?
The property is located at 285 West Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $299,999.
What are key features of this property?
This property features: Well‑maintained two‑unit home ideal for investment or owner‑occupancy.; Upper unit is completely renovated and move‑in ready.; Includes a private driveway with a detached garage and a fully fenced backyard with covered patio.
