Side-by-Side
For Sale
$329,900
32 Curwood Court, Tonawanda, NY 14150
Residential, Tonawanda, NY
Property Size3,536 SF
Lot Size0.24 Acres
Price / SF$93.30
Days on Market146
Property Features for 32 Curwood Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Bedroom 3, Bathroom 1, Bathroom 3, Bathroom 4, Bedroom 6, Bedroom 5, Bedroom 8, Bedroom 7, Bedroom 1, Bedroom 2, Bathroom 2
Patio and Porch features
Porch
Interior features
PullDownAtticStairs
Exterior features
Awnings, PrivateYard
Appliances
GasWaterHeater
Subdivision
Sheridan Park Sub Pt 6
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Kenmore-Tonawanda Union Free District
Middle school district
Kenmore-Tonawanda Union Free District
High school district
Kenmore-Tonawanda Union Free District
Directions
Off of Sheridan Parkside Drive and Cowper Avenue
Standard status
Active
APN
146489-065-270-0001-022-000
Size
3,536 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Annual Amount
4847
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
back porch
private backyard
Building Details
Year built
1945
Floors in Building
2
Number of units
4
Flooring type
Tile, Varies, Vinyl, Laminate
Building materials
VinylSiding, PexPlumbing
Roof type
Asphalt, Shingle
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 646-6400
Listed By:
Sonya L Jindra · License #10301223077
(716) 308-4474
Added: Apr 1
Changed: Aug 19
Last Checked: Aug 24 at 5:06PM
MLS# B1669835
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.
This four-unit residential property contains side-by-side duplex buildings with a consistent layout across the units. Each residence includes an eat-in kitchen, living room, and utility room on the first floor, followed by two bedrooms and one full bathroom upstairs. The property totals 3,536 square feet on 0.2407 acres and was built in 1945. Three units are currently vacant, while each unit has a rear porch and access to a private backyard. Cosmetic improvements vary among the apartments.
Separate mechanical systems serve the units, including four forced-air natural gas furnaces and four gas water heaters reported to be approximately 6 years old. Additional features include vinyl siding, PEX plumbing, public water, asphalt shingle roofing, and a pull-down attic stair. The property is located in Tonawanda, within the Ken-Ton School District, with shopping, restaurants, public transportation, and thruway access identified nearby.
Separate mechanical systems serve the units, including four forced-air natural gas furnaces and four gas water heaters reported to be approximately 6 years old. Additional features include vinyl siding, PEX plumbing, public water, asphalt shingle roofing, and a pull-down attic stair. The property is located in Tonawanda, within the Ken-Ton School District, with shopping, restaurants, public transportation, and thruway access identified nearby.
Key Highlights
- Four‑unit side‑by‑side residential property with 3,536 square feet
- 0.2407‑acre parcel in Tonawanda, NY 14150
- Three of four units are currently vacant
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
$22,735
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
6.89%
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%
$454,700
$454.7K
Cap Rate 7%
$324,786
$324.8K
Cap Rate 9%
$252,611
$252.6K
Market Conditions
NOI Build-Up for 3,536 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
$48.8K $13.80/SF
− Vacancy
−$16.3K −$4.61/SF
EGI
$32.5K $9.19/SF
− OpEx
−$9.7K −$2.76/SF
NOI
$22.7K $6.43/SF
Area
Erie County, NY
Vacancy
33.44%
Lease Rate
$13.80 /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%
$454,700
Cap Rate 7%
$324,786
Cap Rate 9%
$252,611
Alternative Uses
Best Use
Multifamily LT 5
$324.8K
$284.2K – $378.9K
NOI $22,735 @ 7.0% cap · market cap 6.89%
Second Best
Apartment 5plus
$291.7K
$255.2K – $340.3K
NOI $20,416 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$773.0K
$676.4K – $901.8K
NOI $54,109 @ 7.0% cap · market cap 16.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
25%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
498
Businesses Nearby
Explore this area
Business Placement
Demographics for 14150, NY
41,161
Population
20,152
Households
2
Avg Household Size
43
Median Age
32%
College-Educated
95%
High-School Grad
14.9 sq mi
ZIP Area
2,762
Density / Sq Mi
$70,294
Median Household Income
$46,867
Median Earnings
$1,094
Median Rent
$181,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four residential units offer separate mechanical systems, private rear outdoor space, and flexible occupancy options.
Where is this quadplex located?
The property is located at 32 Curwood Court Tonawanda, NY.
What is the asking price?
The asking price for this property is $329,900.
What are key features of this property?
This property features: Four‑unit side‑by‑side residential property with 3,536 square feet; 0.2407‑acre parcel in Tonawanda, NY 14150; Three of four units are currently vacant
