Duplex with Fully Fenced Rear
For Sale
$199,999
33-35 Brookhaven Drive, Buffalo, NY 14225
Residential, Buffalo, NY
Property Size1,600 SF
Lot Size0.25 Acres
Price / SF$124
Days on Market165
Property Features for 33-35 Brookhaven Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bathroom 1, Basement, Bathroom 2, Bedroom 1, Bedroom 2
Parking features
Garage
Exterior features
FullyFenced
Fencing
Fenced
Appliances
GasWaterHeater, WaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Cleveland Hill
Middle school district
Cleveland Hill
High school district
Cleveland Hill
Subdivision
Cheektowaga-143089
Standard status
Active
APN
143089-091-140-0009-039-000
Size
1,600 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Annual Amount
5007
Utilities
Heating system
Forced Air, Other (Heating), Natural Gas, Hot Water(Heating)
Water source
Public
Building Details
Year built
1941
Floors in Building
1
Number of units
2
Flooring type
Varies, Laminate, Hardwood
Building materials
AluminumSiding, Block, Frame, Concrete
Roof type
Shingle, Asphalt
Listing Agency:
WNY Metro Roberts Realty
(716) 891-1710
Listed By:
Suhel Ahmed · License #10401361723
(716) 750-6319
Added: Mar 9
Changed: Aug 19
Last Checked: Aug 20 at 4:06AM
MLS# B1665676
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.
Duplex home on a quiet end-of-street setting with a huge fully fenced rear yard. Each side includes a full kitchen and bath with separate utilities and access to the rear yard. The smaller unit offers one bedroom and a patio, while the larger unit features three bedrooms and an attached garage. Hardwood floors run throughout the owner’s unit, and the bedrooms and bath are set three steps up.
Constructed in 1941 with aluminum siding, block/frame construction, and concrete, the home has public water and an asphalt shingle roof. Heating is provided by natural gas hot water and forced air systems.
Conveniently located with easy access to the Kensington Expressway (Rt 33) and the NYS Thruway, and minutes to downtown Buffalo, Williamsville, The Galleria, and Cleveland Hill schools. Showings begin 3/12 @11am.
Constructed in 1941 with aluminum siding, block/frame construction, and concrete, the home has public water and an asphalt shingle roof. Heating is provided by natural gas hot water and forced air systems.
Conveniently located with easy access to the Kensington Expressway (Rt 33) and the NYS Thruway, and minutes to downtown Buffalo, Williamsville, The Galleria, and Cleveland Hill schools. Showings begin 3/12 @11am.
Key Highlights
- 0.25‑acre lot with a fully fenced rear yard
- Duplex with separate utilities plus full kitchen and bath on each side
- Smaller unit: one bedroom with patio
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
$15,876
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
7.94%
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%
$317,520
$317.5K
Cap Rate 7%
$226,800
$226.8K
Cap Rate 9%
$176,400
$176.4K
Market Conditions
NOI Build-Up for 1,600 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
$24.0K $15.00/SF
− Vacancy
−$1.3K −$0.83/SF
EGI
$22.7K $14.17/SF
− OpEx
−$6.8K −$4.25/SF
NOI
$15.9K $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%
$317,520
Cap Rate 7%
$226,800
Cap Rate 9%
$176,400
Alternative Uses
Best Use
Multifamily LT 5
$226.8K
$198.5K – $264.6K
NOI $15,876 @ 7.0% cap · market cap 7.94%
Second Best
Apartment 5plus
$208.9K
$182.8K – $243.7K
NOI $14,623 @ 7.0% cap · market cap 7.31%
Theoretical Best
Office A
$384.8K
$336.7K – $448.9K
NOI $26,934 @ 7.0% cap · market cap 13.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
411
Businesses Nearby
Explore this area
Business Placement
Demographics for 14225, NY
34,066
Population
16,253
Households
2.1
Avg Household Size
41
Median Age
29%
College-Educated
93%
High-School Grad
11.5 sq mi
ZIP Area
2,962
Density / Sq Mi
$65,562
Median Household Income
$44,408
Median Earnings
$937
Median Rent
$154,500
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 - Two-unit duplex with separate utilities, each side with a kitchen and bath, plus a fully fenced rear yard.
Where is this duplex located?
The property is located at 33-35 Brookhaven Drive Buffalo, NY.
What is the asking price?
The asking price for this property is $199,999.
What are key features of this property?
This property features: 0.25‑acre lot with a fully fenced rear yard; Duplex with separate utilities plus full kitchen and bath on each side; Smaller unit: one bedroom with patio
