Duplex with Fenced Triple
For Sale
$169,900
325 Box Avenue, Buffalo, NY 14211
Residential, Buffalo, NY
Property Size1,524 SF
Lot Size0.24 Acres
Price / SF$111.48
Days on Market57
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 2, Bathroom 2, Bedroom 3, Bedroom 4, Basement, Bedroom 1, Bathroom 1, Bedroom 5
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
Amenities
front porch
basement w/ laundry hook-ups
1-car garage
shed
fenced yard
Building Details
Year built
1910
Floors in Building
2
Number of units
2
Flooring type
Varies, Laminate, Hardwood
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: Oct 1
Last Checked: Oct 1 at 9:06PM
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 1,524-square-foot duplex, built in 1910, includes two residential units with separate front and side access. The upper unit is vacant and offers two bedrooms, a full bathroom, hardwood flooring, a large eat-in kitchen, and storage that may be converted to a third bedroom. The lower unit is occupied and includes three bedrooms, a full bathroom, a formal dining room, a living room with a faux fireplace, and an eat-in kitchen with original cabinetry.
The property occupies 0.24 acres configured as a mostly fenced triple lot. Exterior features include two driveways, a parking area, a one-car garage, a storage shed, a front porch, and open lawn space. Interior and building updates include replacement windows, PEX plumbing, updated plumbing, and new electrical service with circuit-breaker panels. A basement provides laundry hookups, and both units have two points of access.
The property occupies 0.24 acres configured as a mostly fenced triple lot. Exterior features include two driveways, a parking area, a one-car garage, a storage shed, a front porch, and open lawn space. Interior and building updates include replacement windows, PEX plumbing, updated plumbing, and new electrical service with circuit-breaker panels. A basement provides laundry hookups, and both units have two points of access.
Key Highlights
- 1,524 SF duplex on a 0.24‑acre triple lot
- Upper unit is vacant; lower unit is occupied
- Two bedrooms upstairs and three bedrooms downstairs
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
8.90%
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 8.90%
Second Best
Apartment 5plus
$199.0K
$174.1K – $232.1K
NOI $13,928 @ 7.0% cap · market cap 8.20%
Theoretical Best
Office A
$366.5K
$320.7K – $427.6K
NOI $25,654 @ 7.0% cap · market cap 15.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Paved road access
Yes
Utilities to site
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Two-unit property with separate entrances, a garage, outdoor parking, and a vacant upper residence.
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 $169,900.
What are key features of this property?
This property features: 1,524 SF duplex on a 0.24‑acre triple lot; Upper unit is vacant; lower unit is occupied; Two bedrooms upstairs and three bedrooms downstairs
