Building Details

Building Size 1,972 SF

Year Built 1930

Listing Agency: Century 21 North East

Listed By: Geraldine A Andolina · License #40AN0161532 Show Phone

Source: Highfallssir

Added: Aug 19 Changed: Oct 6 Last Checked: Oct 16 at 5:21PM

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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.

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 / Yr

$19,567

Cap Rate

7.25%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$391,340 $391.3K

Cap Rate 7%

$279,529 $279.5K

Cap Rate 9%

$217,411 $217.4K

Is this asking price fair?

Market Conditions

NOI Build-Up for 1,972 SF

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 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 (±1% cap)

NOI $19,567 @ 7.0% cap · market cap 7.25%

Second Best

Apartment 5plus

$257.5K

$225.3K – $300.4K (±1% cap)

NOI $18,023 @ 7.0% cap · market cap 6.68%

Theoretical Best

Office A

$474.2K

$415.0K – $553.3K (±1% cap)

NOI $33,196 @ 7.0% cap · market cap 12.29%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Current Use

Duplexes

Suggested Use

Top Pick Parking Lot & Garage HVAC Service Kitchen & Bath Showroom Real Estate Agency Daycare Center Electrical Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

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

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

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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