Kenmore Duplex Investment
311 West Girard Boulevard, Buffalo, NY 14217
Well-maintained duplex in desirable Kenmore neighborhood, Buffalo MSA.
Type:Multi-Family
Property size:
1,792 SFPrice / SF:
$161/SF- Added:
- May 20, 2026
- Days on Market:
- 15
- Last Refresh:
- May 20 at 8:09 pm
Property Features for 311 West Girard Boulevard
General Information
- Standard status
- Active
- Size
- 1,792 SF
- Property subtype
- Multi-Family
Building Details
- Year Built
- 1940
Listing agent Michael Conroy
Listing office eXp Commercial
Listing date May 20, 2026
Source Commercialcafe
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 eXp Commercial
HighLights
- Desirable Kenmore neighborhood location known for its strong community, walkable streets, and well‑maintained homes.
- Well‑maintained duplex with updated kitchens and bathrooms, and LVT wood flooring.
- Separate utilities paid by tenants, basement storage, and separate laundry hookups for each unit.
- Convenient access to downtown Buffalo, University at Buffalo, major employers, and major routes (I‑290, I‑190).
- Off‑street parking with a driveway.
- Strong rental demand due to functional layouts and neighborhood amenities (shopping, dining, parks).
Overview
Located in the Kenmore neighborhood within the Buffalo metropolitan area, this duplex investment opportunity benefits from a residential submarket known for its tree-lined streets, community identity, walkable neighborhoods, and well-maintained housing stock. The area offers access to downtown Buffalo, the University at Buffalo, healthcare employers, and employment corridors via Interstate 290, Interstate 190, and Niagara Falls Boulevard. The surrounding Town of Tonawanda area features shopping, dining, parks, and neighborhood services. The property at 311 West Girard Blvd consists of approximately 1,792 square feet, with two 896 square feet residential units featuring separate utilities paid directly by the tenants. Both units are occupied and feature updated kitchens and bathrooms, LVT wood flooring in the kitchens, vinyl double-hung windows, and functional layouts. The property includes basement storage and separate laundry hookups for each unit. The exterior offers a driveway for off-street parking. The Kenmore neighborhood attracts renters and owner-occupants due to its residential character, walkability, and access to Buffalo-area employment centers, shopping, dining, and amenities.
Local 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 | $26.9k | $15.00 |
| − Vacancy | −$1.5k | −$0.83 |
| EGI | $25.4k | $14.17 |
| − OpEx | −$7.6k | −$4.25 |
| NOI | $17.8k | $9.92 |
1,792 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$254.0K
$222.3K – $296.4K
NOI $17,781 @ 7.0% cap · market cap 6.13%
Second Best
Apartment 5plus
$234.0K
$204.7K – $273.0K
NOI $16,378 @ 7.0% cap · market cap 5.65%
Theoretical Best
Office A
$430.9K
$377.1K – $502.8K
NOI $30,166 @ 7.0% cap · market cap 10.41%
Zoning and permitted uses should be independently verified with local authorities.
Location Intelligence
Current Use by Public Records
Duplexes
Location Insight
- Map
- Local Demand
- City
- Buffalo
- County
- Erie
- State
- New York
- Longitude
- -78.88287
- Latitude
- 42.970924
Nearby Similar for Sale
FAQs
What type of property is this?
Duplex - Well-maintained duplex in desirable Kenmore neighborhood, Buffalo MSA.
Where is this duplex located?
The property is located at 311 West Girard Boulevard Buffalo, NY.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: Desirable Kenmore neighborhood location known for its strong community, walkable streets, and well‑maintained homes.; Well‑maintained duplex with updated kitchens and bathrooms, and LVT wood flooring.; Separate utilities paid by tenants, basement storage, and separate laundry hookups for each unit.
