Four-Bedroom
New
For Sale
$319,000
321 Niagara Falls Boulevard, Buffalo, NY 14226
Residential, Buffalo, NY
Property Size1,894 SF
Lot Size0.19 Acres
Price / SF$168.43
Days on Market2
Property Features for 321 Niagara Falls Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 4, Bedroom 2, Bedroom 3, Bathroom 1, Basement
Appliances
ElectricWaterHeater, GasWaterHeater
Subdivision
Earlow Pt 03
Lot features
Near Public Transit, Rectangular, Rectangular Lot
Elementary school district
Amherst
Middle school district
Amherst
High school district
Amherst
Standard status
Active
APN
142289-079-230-0003-027-000
Size
1,894 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Annual Amount
5760
Utilities
Heating system
Electric (Heating), Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1947
Floors in Building
1
Number of units
2
Flooring type
Varies, Tile, Vinyl, Hardwood
Building materials
Brick, Frame
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Md Nabi Islam · License #10401400344
(646) 410-6786
Added: Sep 11
Changed: Sep 12
Last Checked: Sep 12 at 6:06PM
MLS# B1713954
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 duplex contains 1,894 square feet across two residential units. The larger unit provides three bedrooms, one full bathroom, a kitchen, and separate living and dining areas. The second unit includes one bedroom, one full bathroom, its own kitchen, and dedicated living and dining spaces. Together, the layout accommodates four bedrooms and two full bathrooms.
The property sits on a 0.1893-acre lot with a backyard and additional parking. Built in 1947, the structure combines brick and frame construction. Interior finishes include hardwood, vinyl, and tile flooring, while heating is provided through forced air with natural gas and electric systems. Water service is public, and the property includes electric and gas water heaters.
The property sits on a 0.1893-acre lot with a backyard and additional parking. Built in 1947, the structure combines brick and frame construction. Interior finishes include hardwood, vinyl, and tile flooring, while heating is provided through forced air with natural gas and electric systems. Water service is public, and the property includes electric and gas water heaters.
Key Highlights
- Two‑unit duplex with four total bedrooms and two full bathrooms
- 1,894 square feet of building area on a 0.1893‑acre lot
- Larger unit includes three bedrooms, kitchen, living area, and dining space
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
$18,793
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
5.89%
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%
$375,860
$375.9K
Cap Rate 7%
$268,471
$268.5K
Cap Rate 9%
$208,811
$208.8K
Market Conditions
NOI Build-Up for 1,894 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
$28.4K $15.00/SF
− Vacancy
−$1.6K −$0.83/SF
EGI
$26.8K $14.17/SF
− OpEx
−$8.1K −$4.25/SF
NOI
$18.8K $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%
$375,860
Cap Rate 7%
$268,471
Cap Rate 9%
$208,811
Alternative Uses
Best Use
Multifamily LT 5
$268.5K
$234.9K – $313.2K
NOI $18,793 @ 7.0% cap · market cap 5.89%
Second Best
Apartment 5plus
$247.3K
$216.4K – $288.5K
NOI $17,310 @ 7.0% cap · market cap 5.43%
Theoretical Best
Office A
$455.5K
$398.5K – $531.4K
NOI $31,883 @ 7.0% cap · market cap 9.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
645
Businesses Nearby
Explore this area
Business Placement
Demographics for 14226, NY
29,861
Population
13,282
Households
2.2
Avg Household Size
38
Median Age
57%
College-Educated
95%
High-School Grad
6.9 sq mi
ZIP Area
4,328
Density / Sq Mi
$83,023
Median Household Income
$48,994
Median Earnings
$1,093
Median Rent
$237,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with separate living areas, kitchens, outdoor space, and additional parking.
Where is this duplex located?
The property is located at 321 Niagara Falls Boulevard Buffalo, NY.
What is the asking price?
The asking price for this property is $319,000.
What are key features of this property?
This property features: Two‑unit duplex with four total bedrooms and two full bathrooms; 1,894 square feet of building area on a 0.1893‑acre lot; Larger unit includes three bedrooms, kitchen, living area, and dining space
