Two-Unit Duplex with Fenced
For Sale
$189,000
337 Mystic Street, Buffalo, NY 14220
Residential, Buffalo, NY
Property Size1,380 SF
Lot Size0.08 Acres
Price / SF$136.96
Days on Market48
Property Features for 337 Mystic Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 5, Bedroom 2, Bedroom 4, Bathroom 2, Bedroom 3, Basement, Bathroom 1, Bedroom 1
Parking features
Garage
Patio and Porch features
Porch
Exterior features
FullyFenced
Fencing
Fenced
Appliances
GasWaterHeater
Subdivision
Ogden Gore
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
South Park to Hopkins to Mystic
Standard status
Active
APN
140200-123-770-0006-010-000
Size
1,380 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
2950
Utilities
Heating system
Space Heater, Natural Gas, Forced Air
Water source
Public
Amenities
yard
Building Details
Year built
1900
Floors in Building
1
Number of units
2
Flooring type
Varies, Laminate, Vinyl, Carpet, Tile
Building materials
VinylSiding
Roof type
Shingle
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Ocairis Echevarria · License #10401388532
(716) 313-6060
Added: Jul 8
Changed: Aug 22
Last Checked: Aug 24 at 3:06PM
MLS# B1697202
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 two-unit duplex contains 1,380 square feet across two residential apartments. The lower unit includes a living room, dining space, eat-in kitchen, three bedrooms, and a tiled full bathroom. The upper apartment provides a living room, eat-in kitchen, two bedrooms, and a full bathroom. A basement, front porch, garage, and fully fenced yard add functional space and outdoor utility.
Built in 1900, the property has vinyl siding, a shingle roof, varied laminate, carpet, vinyl, and tile flooring, plus public water service. Heating includes forced air and space heating with natural gas. The property is located at 337 Mystic Street in Buffalo, NY 14220.
Built in 1900, the property has vinyl siding, a shingle roof, varied laminate, carpet, vinyl, and tile flooring, plus public water service. Heating includes forced air and space heating with natural gas. The property is located at 337 Mystic Street in Buffalo, NY 14220.
Key Highlights
- Two‑unit duplex with 1,380 square feet of property size
- Lower apartment includes 3 bedrooms, dining space, eat‑in kitchen, and tiled bathroom
- Upper apartment includes 2 bedrooms, eat‑in kitchen, living room, and full bathroom
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
$13,693
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
7.24%
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%
$273,860
$273.9K
Cap Rate 7%
$195,614
$195.6K
Cap Rate 9%
$152,144
$152.1K
Market Conditions
NOI Build-Up for 1,380 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
$20.7K $15.00/SF
− Vacancy
−$1.1K −$0.83/SF
EGI
$19.6K $14.17/SF
− OpEx
−$5.9K −$4.25/SF
NOI
$13.7K $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%
$273,860
Cap Rate 7%
$195,614
Cap Rate 9%
$152,144
Alternative Uses
Best Use
Multifamily LT 5
$195.6K
$171.2K – $228.2K
NOI $13,693 @ 7.0% cap · market cap 7.24%
Second Best
Apartment 5plus
$180.2K
$157.7K – $210.2K
NOI $12,612 @ 7.0% cap · market cap 6.67%
Theoretical Best
Office A
$331.9K
$290.4K – $387.2K
NOI $23,230 @ 7.0% cap · market cap 12.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
384
Businesses Nearby
Explore this area
Business Placement
Demographics for 14220, NY
23,959
Population
11,286
Households
2.1
Avg Household Size
38
Median Age
28%
College-Educated
93%
High-School Grad
3.8 sq mi
ZIP Area
6,305
Density / Sq Mi
$68,337
Median Household Income
$42,112
Median Earnings
$974
Median Rent
$180,200
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 residential units offer separate living areas, eat-in kitchens, bedrooms, full bathrooms, and access to a substantial enclosed yard.
Where is this duplex located?
The property is located at 337 Mystic Street Buffalo, NY.
What is the asking price?
The asking price for this property is $189,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,380 square feet of property size; Lower apartment includes 3 bedrooms, dining space, eat‑in kitchen, and tiled bathroom; Upper apartment includes 2 bedrooms, eat‑in kitchen, living room, and full bathroom
