Updated 3-Unit
New
For Sale
$535,000
319 Bryant Street, Buffalo, NY 14222
Corner-lot placement brings natural light into the three-apartment layout.
Property Size2,649 SF
Days on Market7
Property Features for 319 Bryant Street
General Information
Standard status
Active
Size
2,649 SF
Total Parking Spaces
1
Property subtype
Multi Family
Units
Unit Mix
1 x 2BR, 1 x 3BR, 1 x 1BR
Multifamily Units
3
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$4,955
Amenities
sunroom
walk out porch
full basement
hardwood floors
built-in cabinetry
Building Details
Building Size
2,649 SF
Year Built
1900
Buildings
1
Stories
3
Listing Agency:
LoVallo Real Estate
(716) 949-3405
Listed By:
Michael Calabrese · License #10301218793
(716) 949-3405
Source:
Highfallssir
Added: Aug 17
Changed: Aug 21
Last Checked: Aug 22 at 11:19AM
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 LoVallo Real Estate
Investment Insights
Based on property information with market context.
Built in 1900, this triplex contains one apartment per floor, configured as two bedrooms on the first level, three bedrooms on the second, and one bedroom upstairs. The lower two units have received updates that include replacement windows, kitchen cabinetry, bedroom carpeting, lighting, and fresh interior paint. Hardwood flooring remains throughout much of the property, complemented by a sunroom, built-in cabinetry, and a second-floor walk-out porch.
The third-floor apartment is occupied, while the first- and second-floor units are ready for occupancy. The property is positioned at 319 Bryant Street in Buffalo, directly opposite Trattoria Aroma and one block from Elmwood Avenue. Additional features include a full basement and a one-car driveway. The layout and existing improvements support either owner occupancy or continued use as a residential income property.
The third-floor apartment is occupied, while the first- and second-floor units are ready for occupancy. The property is positioned at 319 Bryant Street in Buffalo, directly opposite Trattoria Aroma and one block from Elmwood Avenue. Additional features include a full basement and a one-car driveway. The layout and existing improvements support either owner occupancy or continued use as a residential income property.
Key Highlights
- 3‑unit configuration with 2‑bedroom, 3‑bedroom, and 1‑bedroom apartments
- First- and second‑floor units feature updated windows, kitchens, carpeting, lighting, and paint
- Third‑floor apartment is currently occupied
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
$26,285
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
4.91%
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%
$525,700
$525.7K
Cap Rate 7%
$375,500
$375.5K
Cap Rate 9%
$292,056
$292.1K
Market Conditions
NOI Build-Up for 2,649 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
$39.7K $15.00/SF
− Vacancy
−$2.2K −$0.83/SF
EGI
$37.5K $14.17/SF
− OpEx
−$11.3K −$4.25/SF
NOI
$26.3K $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%
$525,700
Cap Rate 7%
$375,500
Cap Rate 9%
$292,056
Alternative Uses
Best Use
Multifamily LT 5
$375.5K
$328.6K – $438.1K
NOI $26,285 @ 7.0% cap · market cap 4.91%
Second Best
Apartment 5plus
$345.9K
$302.6K – $403.5K
NOI $24,210 @ 7.0% cap · market cap 4.53%
Theoretical Best
Office A
$637.0K
$557.4K – $743.2K
NOI $44,592 @ 7.0% cap · market cap 8.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,370
Businesses Nearby
Explore this area
Business Placement
Demographics for 14222, NY
13,629
Population
7,355
Households
1.9
Avg Household Size
32
Median Age
63%
College-Educated
98%
High-School Grad
1.2 sq mi
ZIP Area
11,358
Density / Sq Mi
$83,692
Median Household Income
$50,045
Median Earnings
$1,168
Median Rent
$408,100
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?
Triplex - Corner-lot placement brings natural light into the three-apartment layout.
Where is this triplex located?
The property is located at 319 Bryant Street Buffalo, NY.
What is the asking price?
The asking price for this property is $535,000.
What are key features of this property?
This property features: 3‑unit configuration with 2‑bedroom, 3‑bedroom, and 1‑bedroom apartments; First- and second‑floor units feature updated windows, kitchens, carpeting, lighting, and paint; Third‑floor apartment is currently occupied
