Duplex with Two-Bedroom
For Sale
$309,900
2945 Schoolview Road, Eden, NY 14057
Residential, Eden, NY
Property Size2,295 SF
Lot Size0.40 Acres
Price / SF$135.03
Days on Market8
Property Features for 2945 Schoolview Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential 2 Unit
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bathroom 1, Bedroom 4, Bedroom 3, Bedroom 5, Bedroom 2, Bathroom 3, Bedroom 1, Basement
Spa
1
Patio and Porch features
Deck
Exterior features
Deck, HotTubSpa
Appliances
GasWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Eden
Middle school district
Eden
High school district
Eden
Directions
Gowanda State Road to Schoolview
Subdivision
Eden-144000
Standard status
Active
APN
144000-223-200-0001-016-000
Size
2,295 SF
Lot size
0.40 Acres
Taxes and HOA fees
Tax Annual Amount
6475
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
hot tub room
covered deck
wood burning stove
Building Details
Year built
1956
Floors in Building
1
Number of units
2
Flooring type
Varies, Carpet
Building materials
Brick, VinylSiding
Roof type
Asphalt
Listing Agency:
WNY Metro Roberts Realty
(716) 875-2211
Listed By:
Gerardine C Jankowski · License #40JA1088159
(716) 816-8589
Added: Sep 28
Changed: Oct 2
Last Checked: Oct 5 at 7:06AM
MLS# B1718275
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 2,295-square-foot duplex pairs a three-bedroom main residence with a two-bedroom apartment upstairs. The main living area includes an updated kitchen open to a family room with a wood-burning stove, plus a primary suite with a walk-in closet and doors to a private hot tub room. A covered deck, full basement, and two electrically serviced sheds add further features.
Set on a 0.3977-acre lot at 2945 Schoolview Road in Eden, the property has separate gas and electric service for each residence. Updates include the roof, windows, flooring, bathroom plumbing between the units, and the first-floor furnace and hot water tank, both replaced within the past five years.
Set on a 0.3977-acre lot at 2945 Schoolview Road in Eden, the property has separate gas and electric service for each residence. Updates include the roof, windows, flooring, bathroom plumbing between the units, and the first-floor furnace and hot water tank, both replaced within the past five years.
Key Highlights
- Two residences: a three‑bedroom main home and an upstairs two‑bedroom apartment
- Separate gas and electric service for each residence
- 2,295 square feet on a 0.3977‑acre lot
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
$14,756
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
4.76%
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%
$295,120
$295.1K
Cap Rate 7%
$210,800
$210.8K
Cap Rate 9%
$163,956
$164.0K
Market Conditions
NOI Build-Up for 2,295 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
$31.7K $13.80/SF
− Vacancy
−$10.6K −$4.61/SF
EGI
$21.1K $9.19/SF
− OpEx
−$6.3K −$2.76/SF
NOI
$14.8K $6.43/SF
Area
Erie County, NY
Vacancy
33.44%
Lease Rate
$13.80 /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%
$295,120
Cap Rate 7%
$210,800
Cap Rate 9%
$163,956
Alternative Uses
Best Use
Multifamily LT 5
$210.8K
$184.5K – $245.9K
NOI $14,756 @ 7.0% cap · market cap 4.76%
Second Best
Apartment 5plus
$189.3K
$165.6K – $220.9K
NOI $13,251 @ 7.0% cap · market cap 4.28%
Theoretical Best
Office A
$501.7K
$439.0K – $585.3K
NOI $35,119 @ 7.0% cap · market cap 11.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
163
Businesses Nearby
Explore this area
Business Placement
Demographics for 14057, NY
7,915
Population
3,230
Households
2.5
Avg Household Size
47
Median Age
33%
College-Educated
96%
High-School Grad
46.2 sq mi
ZIP Area
171
Density / Sq Mi
$88,750
Median Household Income
$47,083
Median Earnings
$837
Median Rent
$237,800
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - The upper apartment has separate gas and electric service from the main residence.
Where is this duplex located?
The property is located at 2945 Schoolview Road Eden, NY.
What is the asking price?
The asking price for this property is $309,900.
What are key features of this property?
This property features: Two residences: a three‑bedroom main home and an upstairs two‑bedroom apartment; Separate gas and electric service for each residence; 2,295 square feet on a 0.3977‑acre lot
