Updated Duplex with Fenced
New
For Sale
$270,000
356 Saint Lawrence Avenue, Buffalo, NY 14216
Two residential units offer separate utilities, refreshed interiors, and dedicated basement laundry hookups.
Property Size1,972 SF
Days on Market6
Property Features for 356 Saint Lawrence Avenue
General Information
Standard status
Active
Size
1,972 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$4,626
Building Details
Building Size
1,972 SF
Year Built
1930
Listing Agency:
Century 21 North East
(716) 471-7143
Listed By:
Geraldine A Andolina · License #40AN0161532
(716) 471-7143
Source:
Highfallssir
Added: Aug 19
Changed: Aug 22
Last Checked: Aug 24 at 1:08PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Century 21 North East
Investment Insights
Based on property information with market context.
This 1930 duplex contains a three-bedroom lower apartment and a two-bedroom upper apartment. The lower unit includes living and dining rooms, a full bath, and a kitchen with laminate flooring, tile backsplash, dishwasher, and appliances replaced one year ago. The upper kitchen was refreshed in 2026, and its bathroom received a new Bath Fitter tub and shower surround that year. Both living rooms have gas lines for future fireplaces, while hardwood flooring remains beneath the carpets.
Property improvements include nearly all new windows installed in 2023, a complete tear-off roof with new sheathing completed in 2024, carpet replacement in 2024, a new driveway in 2025, and a 2022 HWT. Utilities are separately metered for gas and electric. The full basement provides separate laundry hookups and two 100-amp circuit breaker panels. Exterior features include a fenced yard and storage shed in North Buffalo.
Property improvements include nearly all new windows installed in 2023, a complete tear-off roof with new sheathing completed in 2024, carpet replacement in 2024, a new driveway in 2025, and a 2022 HWT. Utilities are separately metered for gas and electric. The full basement provides separate laundry hookups and two 100-amp circuit breaker panels. Exterior features include a fenced yard and storage shed in North Buffalo.
Key Highlights
- Duplex with 3‑bedroom lower unit and 2‑bedroom upper unit
- Upper kitchen refreshed in 2026; Bath Fitter tub and shower surround added in 2026
- Complete tear‑off roof with new sheathing completed in 2024
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
$19,567
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
7.25%
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%
$391,340
$391.3K
Cap Rate 7%
$279,529
$279.5K
Cap Rate 9%
$217,411
$217.4K
Market Conditions
NOI Build-Up for 1,972 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
$29.6K $15.00/SF
− Vacancy
−$1.6K −$0.83/SF
EGI
$28.0K $14.17/SF
− OpEx
−$8.4K −$4.25/SF
NOI
$19.6K $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%
$391,340
Cap Rate 7%
$279,529
Cap Rate 9%
$217,411
Alternative Uses
Best Use
Multifamily LT 5
$279.5K
$244.6K – $326.1K
NOI $19,567 @ 7.0% cap · market cap 7.25%
Second Best
Apartment 5plus
$257.5K
$225.3K – $300.4K
NOI $18,023 @ 7.0% cap · market cap 6.68%
Theoretical Best
Office A
$474.2K
$415.0K – $553.3K
NOI $33,196 @ 7.0% cap · market cap 12.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
851
Businesses Nearby
Explore this area
Business Placement
Demographics for 14216, NY
22,979
Population
12,773
Households
1.8
Avg Household Size
37
Median Age
54%
College-Educated
94%
High-School Grad
2.8 sq mi
ZIP Area
8,207
Density / Sq Mi
$70,260
Median Household Income
$47,823
Median Earnings
$1,152
Median Rent
$260,700
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 utilities, refreshed interiors, and dedicated basement laundry hookups.
Where is this duplex located?
The property is located at 356 Saint Lawrence Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $270,000.
What are key features of this property?
This property features: Duplex with 3‑bedroom lower unit and 2‑bedroom upper unit; Upper kitchen refreshed in 2026; Bath Fitter tub and shower surround added in 2026; Complete tear‑off roof with new sheathing completed in 2024
