Kenmore Duplex Investment
311 West Girard Boulevard Tonawanda, Buffalo, NY 14217
Well-maintained duplex in Kenmore neighborhood with strong rental demand.
Type:MultiFamily Apartments
Property size:
1,792 SFPrice / SF:
$161/SF- Added:
- May 19, 2026
- Days on Market:
- 8
- Last Refresh:
- May 19 at 3:09 am
Property Features for 311 West Girard Boulevard Tonawanda
General Information
- Standard status
- Active
- Size
- 1,792 SF
- Property subtype
- MultiFamily Apartments
Building Details
- Year Built
- 1940
Listing agent Michael Conroy (585) 279-8012
Listing office Re/Max Commercial (585) 279-8012
Listing date May 19, 2026
Source Thebrokerlist
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 Re/Max Commercial
HighLights
- Desirable Kenmore neighborhood location, known for its stability and walkability.
- Duplex with two occupied units, providing immediate rental income.
- Separate utilities are paid by tenants.
- Updated kitchens and bathrooms in both units.
- Basement storage and separate laundry hookups for each unit.
- Off‑street parking via driveway.
Overview
This well-maintained duplex presents an investment opportunity in the Kenmore neighborhood, within the Buffalo metropolitan area. The property, located at 311 West Girard Blvd, consists of approximately 1,792 square feet, with two 896-square-foot residential units. Each unit features separate utilities paid directly by the tenants. Both units are occupied and include updated kitchens and bathrooms, LVT wood flooring in the kitchens, vinyl double-hung windows, and functional layouts. The property also offers basement storage and separate laundry hookups for each unit. The exterior includes a driveway for off-street parking. The Kenmore neighborhood attracts renters and owner-occupants due to its stable residential character, walkability, and convenient access to Buffalo-area employment centers, shopping, dining, and amenities. Kenmore is known for its tree-lined streets, strong community identity, walkable neighborhoods, and well-maintained housing stock. The area offers convenient access to downtown Buffalo, the University at Buffalo, major healthcare employers, and the region’s primary employment corridors via nearby routes, including Interstate 290, Interstate 190, and Niagara Falls Boulevard. Residents enjoy easy connectivity throughout the Buffalo-Niagara region. Kenmore and the surrounding Town of Tonawanda area feature a wide variety of shopping, dining, parks, and neighborhood services, supporting strong tenant retention and consistent housing demand. The submarket has long been favored for its affordability relative to higher-priced suburban alternatives while still offering a stable residential environment.
Financial Insights
Value Estimation Calculated for Multifamily LT 5
Conservative
$197.6K
NOI $17,781 @ 9.00% cap · cautious / downside scenario
Moderate
$254.0K
NOI $17,781 @ 7.00% cap · market / base-case scenario
Aggressive
$355.6K
NOI $17,781 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
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.
Calculated for Multifamily LT 5
| 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 Use Scenarios
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 Kenmore neighborhood with strong rental demand.
Where is this duplex located?
The property is located at 311 West Girard Boulevard Tonawanda 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 stability and walkability.; Duplex with two occupied units, providing immediate rental income.; Separate utilities are paid by tenants.
