Updated Brick
For Sale
$174,900
353 38th Street, Niagara Falls, NY 14303
Residential, Niagara Falls, NY
Property Size1,824 SF
Lot Size0.11 Acres
Price / SF$95.89
Days on Market49
Property Features for 353 38th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 4, Bedroom 3, Basement, Bathroom 1, Bedroom 1, Bedroom 2
Appliances
GasWaterHeater
Subdivision
New York Mile Reserve
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Niagara Falls
Middle school district
Niagara Falls
High school district
Niagara Falls
Standard status
Active
APN
291100-159-044-0001-013-000
Size
1,824 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
2017
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1955
Floors in Building
2
Number of units
2
Flooring type
Varies, Vinyl, Laminate
Building materials
Brick
Listing Agency:
Hooper Realty
(716) 285-0477
Listed By:
Frank A Pietrangeli · License #30PI0692526
(716) 531-3080
Added: Aug 18
Changed: Sep 13
Last Checked: Oct 5 at 3:06AM
MLS# B1707952
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-family residence contains 1,824 square feet across two separate units, with four bedrooms and two full bathrooms in total. Each unit has its own entrance, while the all-brick exterior, vinyl and laminate flooring, forced-air natural gas heat, and gas water heater provide a straightforward residential configuration. The property was built in 1955 and has been updated.
The 0.1136-acre parcel is located at 353 38th Street in Niagara Falls, NY 14303. Both units are vacant, allowing an owner-occupant to live in one unit while leasing the other, or enabling an investor to establish new tenancy. Public water serves the property, and the city setting places it near shopping, restaurants, public transportation, major routes, and Niagara Falls attractions.
The 0.1136-acre parcel is located at 353 38th Street in Niagara Falls, NY 14303. Both units are vacant, allowing an owner-occupant to live in one unit while leasing the other, or enabling an investor to establish new tenancy. Public water serves the property, and the city setting places it near shopping, restaurants, public transportation, major routes, and Niagara Falls attractions.
Key Highlights
- Two‑unit residential property with 1,824 square feet
- Four bedrooms and two full bathrooms overall
- Each unit has a separate private entrance
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
$16,019
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
9.16%
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%
$320,380
$320.4K
Cap Rate 7%
$228,843
$228.8K
Cap Rate 9%
$177,989
$178.0K
Market Conditions
NOI Build-Up for 1,824 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
$24.5K $13.44/SF
− Vacancy
−$1.6K −$0.89/SF
EGI
$22.9K $12.55/SF
− OpEx
−$6.9K −$3.76/SF
NOI
$16.0K $8.78/SF
Area
Niagara County, NY
Vacancy
6.65%
Lease Rate
$13.44 /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%
$320,380
Cap Rate 7%
$228,843
Cap Rate 9%
$177,989
Alternative Uses
Best Use
Multifamily LT 5
$228.8K
$200.2K – $267.0K
NOI $16,019 @ 7.0% cap · market cap 9.16%
Second Best
Apartment 5plus
$203.1K
$177.7K – $237.0K
NOI $14,219 @ 7.0% cap · market cap 8.13%
Theoretical Best
Warehouse
$1.55M
$1.36M – $1.81M
NOI $108,489 @ 7.0% cap · market cap 62.03%
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
197
Businesses Nearby
Explore this area
Business Placement
Demographics for 14303, NY
5,958
Population
3,505
Households
1.7
Avg Household Size
38
Median Age
16%
College-Educated
82%
High-School Grad
2.7 sq mi
ZIP Area
2,207
Density / Sq Mi
$45,519
Median Household Income
$34,623
Median Earnings
$845
Median Rent
$78,200
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Vacant two-unit property with private entrances, updated interiors, and public water service.
Where is this duplex located?
The property is located at 353 38th Street Niagara Falls, 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 residential property with 1,824 square feet; Four bedrooms and two full bathrooms overall; Each unit has a separate private entrance
