Renovated Two-Unit
For Sale
$365,000
286 Carolina Street, Buffalo, NY 14201
Residential, Buffalo, NY
Property Size1,922 SF
Lot Size0.04 Acres
Price / SF$189.91
Days on Market47
Property Features for 286 Carolina Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bathroom 2, Basement, Bedroom 2, Bedroom 4, Bedroom 1
Parking features
On Street, Driveway
Security features
Security
Patio and Porch features
Patio
Exterior features
FullyFenced, Fence, Patio
Fencing
Fenced
Appliances
GasWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Subdivision
Buffalo City-140200
Standard status
Active
APN
140200-111-290-0002-021-000
Size
1,922 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
2093
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Flooring type
Tile, Vinyl, Varies
Building materials
VinylSiding
Roof type
Shingle
Architectural style
Other
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
John Santora III · License #10401291249
(716) 908-4304
Added: Jul 17
Changed: Aug 30
Last Checked: Sep 1 at 11:06AM
MLS# B1699378
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 1,922-square-foot duplex contains two spacious two-bedroom residences and underwent a studs-out renovation in 2024. Both units offer open living areas with electric fireplaces, designer eat-in kitchens with quartz countertops, tile backsplashes, custom cabinetry, center islands, and stainless steel appliances. Updated bathrooms include tile showers, marble flooring, glass doors, and LED-mirror vanities. Each residence also has private laundry with cabinetry and quartz counters, luxury vinyl plank flooring, high-efficiency furnaces, central air, smart thermostats, and hardwired Ring doorbells and cameras.
The property sits on a 0.0366-acre lot near the Allentown Historic District, one block from Elmwood Ave, and minutes from Downtown Buffalo and the Buffalo Niagara Medical Campus. Exterior work includes a full tear-off roof, newer windows, vinyl siding, smart-lock doors, rebuilt porch and walkways, and a rebuilt exterior staircase and railings. A fenced rear patio, full basement, full attic, driveway, and on-street parking add practical utility. The property uses public water and has separately metered utilities.
The property sits on a 0.0366-acre lot near the Allentown Historic District, one block from Elmwood Ave, and minutes from Downtown Buffalo and the Buffalo Niagara Medical Campus. Exterior work includes a full tear-off roof, newer windows, vinyl siding, smart-lock doors, rebuilt porch and walkways, and a rebuilt exterior staircase and railings. A fenced rear patio, full basement, full attic, driveway, and on-street parking add practical utility. The property uses public water and has separately metered utilities.
Key Highlights
- 1,922‑square‑foot duplex with two two‑bedroom units
- Studs‑out renovation completed in 2024
- Quartz kitchens with islands, stainless steel appliances, and custom cabinetry
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
$19,071
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
5.22%
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%
$381,420
$381.4K
Cap Rate 7%
$272,443
$272.4K
Cap Rate 9%
$211,900
$211.9K
Market Conditions
NOI Build-Up for 1,922 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
$28.8K $15.00/SF
− Vacancy
−$1.6K −$0.83/SF
EGI
$27.2K $14.17/SF
− OpEx
−$8.2K −$4.25/SF
NOI
$19.1K $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%
$381,420
Cap Rate 7%
$272,443
Cap Rate 9%
$211,900
Alternative Uses
Best Use
Multifamily LT 5
$272.4K
$238.4K – $317.9K
NOI $19,071 @ 7.0% cap · market cap 5.22%
Second Best
Apartment 5plus
$250.9K
$219.6K – $292.8K
NOI $17,566 @ 7.0% cap · market cap 4.81%
Theoretical Best
Office A
$462.2K
$404.4K – $539.2K
NOI $32,354 @ 7.0% cap · market cap 8.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
4,351
Businesses Nearby
Explore this area
Business Placement
Demographics for 14201, NY
12,364
Population
7,172
Households
1.7
Avg Household Size
33
Median Age
39%
College-Educated
84%
High-School Grad
1.1 sq mi
ZIP Area
11,240
Density / Sq Mi
$34,204
Median Household Income
$34,081
Median Earnings
$953
Median Rent
$327,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-bedroom residences feature private laundry, updated kitchens, and central air.
Where is this duplex located?
The property is located at 286 Carolina Street Buffalo, NY.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: 1,922‑square‑foot duplex with two two‑bedroom units; Studs‑out renovation completed in 2024; Quartz kitchens with islands, stainless steel appliances, and custom cabinetry
