Vacant Two-Unit
For Sale
$299,000
304 Taunton Place, Buffalo, NY 14216
Two separate residences offer spacious common areas, generous bedrooms, and updated central A/C in each unit.
Property Size2,178 SF
Days on Market28
Property Features for 304 Taunton Place
General Information
Standard status
Active
Size
2,178 SF
Property subtype
Multi Family
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,670
Amenities
central A/C
Building Details
Building Size
2,178 SF
Year Built
1923
Buildings
1
Listing Agency:
Realty ONE Group Empower
(716) 984-1128
Listed By:
Kathleen M O'Neil · License #10401365207
(716) 984-1128
Source:
Highfallssir
Added: Jul 29
Changed: Aug 16
Last Checked: Aug 15 at 9:21AM
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 Realty ONE Group Empower
Investment Insights
Based on property information with market context.
This two-family residence contains two vacant units, giving the next owner immediate flexibility for occupancy or tenant placement. Both residences include distinct living and dining areas, generously sized bedrooms, and abundant natural light. Updated central A/C serves each unit, while the property’s 1923 construction reflects its established character.
The home is positioned on a quiet residential street in North Buffalo at 304 Taunton Place, Buffalo, NY 14216. Hertel Avenue’s restaurants, shops, parks, and entertainment are minutes away, with Delaware Park, major highways, and downtown Buffalo also accessible from the property.
With both residences delivered vacant, the property can accommodate an owner-occupant arrangement or a two-unit rental setup, subject to the buyer’s plans and applicable requirements.
The home is positioned on a quiet residential street in North Buffalo at 304 Taunton Place, Buffalo, NY 14216. Hertel Avenue’s restaurants, shops, parks, and entertainment are minutes away, with Delaware Park, major highways, and downtown Buffalo also accessible from the property.
With both residences delivered vacant, the property can accommodate an owner-occupant arrangement or a two-unit rental setup, subject to the buyer’s plans and applicable requirements.
Key Highlights
- Two‑family property with both units vacant at closing
- Updated central A/C installed in both units
- Each residence includes living and dining areas plus generous bedrooms
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
$21,611
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
7.23%
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%
$432,220
$432.2K
Cap Rate 7%
$308,729
$308.7K
Cap Rate 9%
$240,122
$240.1K
Market Conditions
NOI Build-Up for 2,178 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
$32.7K $15.00/SF
− Vacancy
−$1.8K −$0.83/SF
EGI
$30.9K $14.17/SF
− OpEx
−$9.3K −$4.25/SF
NOI
$21.6K $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%
$432,220
Cap Rate 7%
$308,729
Cap Rate 9%
$240,122
Alternative Uses
Best Use
Multifamily LT 5
$308.7K
$270.1K – $360.2K
NOI $21,611 @ 7.0% cap · market cap 7.23%
Second Best
Apartment 5plus
$284.4K
$248.8K – $331.8K
NOI $19,906 @ 7.0% cap · market cap 6.66%
Theoretical Best
Office A
$523.8K
$458.3K – $611.1K
NOI $36,664 @ 7.0% cap · market cap 12.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
783
Businesses Nearby
Explore this area
Business Placement
Demographics for 14216, NY
22,979
Population
12,773
Households
1.8
Avg Household Size
37
Median Age
54%
College-Educated
94%
High-School Grad
2.8 sq mi
ZIP Area
8,207
Density / Sq Mi
$70,260
Median Household Income
$47,823
Median Earnings
$1,152
Median Rent
$260,700
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 separate residences offer spacious common areas, generous bedrooms, and updated central A/C in each unit.
Where is this duplex located?
The property is located at 304 Taunton Place Buffalo, NY.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Two‑family property with both units vacant at closing; Updated central A/C installed in both units; Each residence includes living and dining areas plus generous bedrooms
