Two-Unit Duplex with
For Sale
$174,900
325 Box Avenue, Buffalo, NY 14211
MULTI_FAMILY - Other - Buffalo, NY
Property Size1,524 SF
Lot Size0.24 Acres
Price / SF$114.76
Days on Market9
Property Features for 325 Box Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential 2 Unit
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 5, Bedroom 2, Basement, Bedroom 4, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 3
Parking features
Garage
Interior features
CeilingFans
Exterior features
Fence
Fencing
Fenced
Fireplace
1
Appliances
GasWaterHeater
Subdivision
Holland Land Companys
Lot features
Rectangular, Rectangular Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
Take MOSELLE or KEHR to BOX AVE. Look for the large BLUE house with the stockade fence on the south side of the street.
Standard status
Active
APN
140200-101-460-0002-014-100
Size
1,524 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Annual Amount
1435
Utilities
Heating system
Zoned, Natural Gas, Gravity
Cooling system
Zoned
Water source
Public
Building Details
Year built
1910
Floors in Building
2
Number of units
2
Flooring type
Hardwood, Laminate, Varies
Building materials
PexPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Danielle Buchbinder · License #10301224300
(716) 771-2891
Added: Aug 6
Changed: Aug 14
Last Checked: Aug 14 at 5:06PM
MLS# B1700940
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 1910 duplex contains 1,524 square feet on a 0.24-acre parcel in Buffalo. The upper residence includes two bedrooms, a full bathroom, hardwood flooring, and a large eat-in kitchen, while a storage area may accommodate additional bedroom space. The lower residence offers three bedrooms, a formal dining room, a living room with a faux fireplace, and an eat-in kitchen with original cabinetry. Both units share a front porch and basement with laundry hookups, and each has front and side access.
Exterior features include a mostly fenced yard, two driveways, a parking area, one-car garage, shed, and public water service. Recent property updates include replacement windows, plumbing improvements, and new electrical service and panels with circuit breakers.
Exterior features include a mostly fenced yard, two driveways, a parking area, one-car garage, shed, and public water service. Recent property updates include replacement windows, plumbing improvements, and new electrical service and panels with circuit breakers.
Key Highlights
- Two‑unit duplex with 1,524 square feet, built in 1910
- 0.24‑acre mostly fenced parcel with two driveways and a parking area
- Upper unit is vacant; lower unit is 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
$15,122
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
8.65%
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%
$302,440
$302.4K
Cap Rate 7%
$216,029
$216.0K
Cap Rate 9%
$168,022
$168.0K
Market Conditions
NOI Build-Up for 1,524 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
$22.9K $15.00/SF
− Vacancy
−$1.3K −$0.83/SF
EGI
$21.6K $14.17/SF
− OpEx
−$6.5K −$4.25/SF
NOI
$15.1K $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%
$302,440
Cap Rate 7%
$216,029
Cap Rate 9%
$168,022
Alternative Uses
Best Use
Multifamily LT 5
$216.0K
$189.0K – $252.0K
NOI $15,122 @ 7.0% cap · market cap 8.65%
Second Best
Apartment 5plus
$199.0K
$174.1K – $232.1K
NOI $13,928 @ 7.0% cap · market cap 7.96%
Theoretical Best
Office A
$366.5K
$320.7K – $427.6K
NOI $25,654 @ 7.0% cap · market cap 14.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
521
Businesses Nearby
Explore this area
Business Placement
Demographics for 14211, NY
26,449
Population
11,498
Households
2.3
Avg Household Size
32
Median Age
15%
College-Educated
84%
High-School Grad
3.9 sq mi
ZIP Area
6,782
Density / Sq Mi
$34,490
Median Household Income
$30,705
Median Earnings
$1,008
Median Rent
$91,600
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?
Duplex - The upper residence is vacant, while the lower residence is occupied by a tenant.
Where is this duplex located?
The property is located at 325 Box Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $174,900.
What are key features of this property?
This property features: Two‑unit duplex with 1,524 square feet, built in 1910; 0.24‑acre mostly fenced parcel with two driveways and a parking area; Upper unit is vacant; lower unit is occupied
