Newer Two-Story
For Sale
$449,900
Pending
30 HORTON PL, Buffalo, NY 14209
Two-story duplex with covered porches, private parking, central air, and gas forced-air heat in a residential zoning district.
Property Size2,022 SF
Lot Size0.05 Acres
Days on Market202
Property Features for 30 HORTON PL
General Information
Standard status
Pending
Size
2,022 SF
Lot size
0.05 Acres
Property subtype
Duplex
Zoning
N-2R
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,769
Amenities
Gas
Full, Finished
3
Carpet
Asphalt
Shared Driveway, Concrete Driveway.
29X77
Building Details
Year Built
2020
Buildings
1
Stories
2
Listing Agency:
HUNT Real Estate Corporation
(716) 912-0969
Listed By:
William-Will Severyn · License #10401400381
(716) 912-0969
Source:
Xome
Added: Feb 10
Changed: Aug 31
Last Checked: Aug 31 at 2:21PM
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 HUNT Real Estate Corporation
Investment Insights
Based on property information with market context.
Completed in 2020, this two-story duplex contains approximately 2,022 square feet of living space arranged as a two-family residence. The property provides three bedrooms and two full bathrooms, with finished full basement space, central air conditioning, gas forced-air heat, and a security system. Covered front and upper porches add outdoor areas, while the driveway provides off-street parking.
The property occupies a 2,242 sq ft city lot at 30 Horton Pl in Buffalo, within the residential N-2R zoning district and Buffalo City School District. Delavan Avenue, local amenities, and public transportation are nearby. The parcel has an irregular configuration measuring 29X77 and is served by a city road.
The property occupies a 2,242 sq ft city lot at 30 Horton Pl in Buffalo, within the residential N-2R zoning district and Buffalo City School District. Delavan Avenue, local amenities, and public transportation are nearby. The parcel has an irregular configuration measuring 29X77 and is served by a city road.
Key Highlights
- Built in 2020 with approximately 2,022 square feet of living space
- Two‑family layout with 3 bedrooms and 2 full bathrooms across two stories
- Finished full basement, central air, and gas forced‑air heat
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
$20,063
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
4.46%
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%
$401,260
$401.3K
Cap Rate 7%
$286,614
$286.6K
Cap Rate 9%
$222,922
$222.9K
Market Conditions
NOI Build-Up for 2,022 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
$30.3K $15.00/SF
− Vacancy
−$1.7K −$0.83/SF
EGI
$28.7K $14.17/SF
− OpEx
−$8.6K −$4.25/SF
NOI
$20.1K $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%
$401,260
Cap Rate 7%
$286,614
Cap Rate 9%
$222,922
Alternative Uses
Best Use
Multifamily LT 5
$286.6K
$250.8K – $334.4K
NOI $20,063 @ 7.0% cap · market cap 4.46%
Second Best
Apartment 5plus
$264.0K
$231.0K – $308.0K
NOI $18,480 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$486.3K
$425.5K – $567.3K
NOI $34,038 @ 7.0% cap · market cap 7.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
856
Businesses Nearby
Explore this area
Business Placement
Demographics for 14209, NY
8,251
Population
4,729
Households
1.7
Avg Household Size
39
Median Age
46%
College-Educated
90%
High-School Grad
1.0 sq mi
ZIP Area
8,251
Density / Sq Mi
$49,359
Median Household Income
$33,329
Median Earnings
$1,025
Median Rent
$408,600
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-story duplex with covered porches, private parking, central air, and gas forced-air heat in a residential zoning district.
Where is this duplex located?
The property is located at 30 HORTON PL Buffalo, NY.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: Built in 2020 with approximately 2,022 square feet of living space; Two‑family layout with 3 bedrooms and 2 full bathrooms across two stories; Finished full basement, central air, and gas forced‑air heat
