Renovated Two-Family
304 Northland Avenue Buffalo, NY 14208
For Sale
$259,900
Pending
MULTI_FAMILY - Other - Buffalo, NY
Property Size2,288 SF
Lot Size0.09 Acres
Days on Market56
Property Features for 304 Northland Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Rooms
Bedroom 2, Bedroom 4, Basement, Bedroom 3, Bedroom 1, Bathroom 2, Bedroom 6, Bedroom 5, Bathroom 1
Exterior features
Balcony
Appliances
GasWaterHeater
Standard status
Pending
APN
140200-089-820-0004-045-000
Size
2,288 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
2060
Utilities
Heating system
Hot Water(Heating), Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Flooring type
Varies, Vinyl, Tile
Building materials
AluminumSiding, PexPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 891-1710
Listed By:
Mohammed S Uddin · License #10401370001
(917) 500-9227
Added: Jun 5
Changed: Jul 28
Last Checked: Jul 30 at 12:06AM
MLS# B1688169
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.
304 Northland Avenue is a renovated two-family home with two identical layouts. Each unit includes three bedrooms, a large kitchen, a living room, a dining room, and a full bathroom. The property has a full basement and a full attic, offering additional storage and room to adapt the space as needed. Recent updates include 30-year warranty vinyl flooring throughout the home and fully renovated bathrooms in both units. The foundation is described as being in excellent condition, and the home has had major system and exterior work, including a complete tear-off roof installed in 2019. Newer furnaces serve both units, central air is included in the lower unit, and there are two hot water tanks.
The property is located in Buffalo, NY 14208 (Erie County). The seller notes convenience to shopping, restaurants, schools, and public transportation.
This duplex can suit an investor seeking two rental units or an owner-occupant looking to offset housing expenses with an additional unit. With both units laid out similarly and supported by multiple recent improvements, the property offers a straightforward live-in or rent-out configuration.
The property is located in Buffalo, NY 14208 (Erie County). The seller notes convenience to shopping, restaurants, schools, and public transportation.
This duplex can suit an investor seeking two rental units or an owner-occupant looking to offset housing expenses with an additional unit. With both units laid out similarly and supported by multiple recent improvements, the property offers a straightforward live-in or rent-out configuration.
Key Highlights
- Two‑family home with 2 identical units, each featuring 3 bedrooms, a large kitchen, living room, dining room, and a full bathroom
- Complete tear‑off roof installed in 2019
- Central air in the lower unit, plus newer furnaces for both units
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $34.3k | $15.00 |
| − Vacancy | −$1.9k | −$0.83 |
| EGI | $32.4k | $14.17 |
| − OpEx | −$9.7k | −$4.25 |
| NOI | $22.7k | $9.92 |
2,288 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$324.3K
$283.8K – $378.4K
NOI $22,703 @ 7.0% cap · market cap 8.74%
Second Best
Apartment 5plus
$298.7K
$261.4K – $348.5K
NOI $20,911 @ 7.0% cap · market cap 8.05%
Theoretical Best
Office A
$550.2K
$481.4K – $641.9K
NOI $38,515 @ 7.0% cap · market cap 14.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Duplex - Renovated duplex with two identical three-bedroom units, full basement and attic, plus central air in the lower unit.
Where is this duplex located?
The property is located at 304 Northland Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $259,900.
What are key features of this property?
This property features: Two‑family home with 2 identical units, each featuring 3 bedrooms, a large kitchen, living room, dining room, and a full bathroom; Complete tear‑off roof installed in 2019; Central air in the lower unit, plus newer furnaces for both units
