Duplex with Private Porch
For Sale
$275,000
Pending
377 Marilla Street, Buffalo, NY 14220
MULTI_FAMILY - Other - Buffalo, NY
Property Size2,160 SF
Lot Size0.09 Acres
Days on Market96
Property Features for 377 Marilla Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential 2 Unit
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bathroom 1, Basement, Bedroom 5, Bedroom 1, Bathroom 2, Bedroom 2
Patio and Porch features
Porch
Interior features
Attic, NaturalWoodwork
Appliances
GasWaterHeater
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 Avenue to Marilla Street
Subdivision
Buffalo City-140200
Standard status
Pending
APN
140200-133-700-0002-008-000
Size
2,160 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
2323
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Amenities
private porch entrances
finished attic
basement laundry
Building Details
Year built
1930
Floors in Building
2
Number of units
2
Flooring type
Tile, Carpet, Vinyl, Varies
Building materials
VinylSiding, WoodSiding
Roof type
Asphalt, Shingle
Architectural style
Other
Listing Agency:
Keller Williams Realty Lancaster
(716) 324-2300
Listed By:
Ryan Daley · License #10301215815
(716) 949-5189
Added: May 21
Changed: Aug 2
Last Checked: Aug 24 at 8:06PM
MLS# B1683399
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.
Welcome to 377 Marilla Street, a professionally owned and maintained duplex that’s fully tenant occupied and ready for a new owner. Both units feature private porch entrances, renovated modern kitchens and bathrooms, luxury vinyl flooring, and fresh carpet and paint, along with additional cosmetic updates. A finished attic area adds flexible space, and the full, dry basement includes laundry amenities for everyday convenience and storage.
Outside, the property offers vinyl siding, a concrete driveway with a parking pad, and a detached garage. Capital improvements include solid mechanicals, an architectural roof, updated vinyl windows throughout, and a new sewer line trap installed in 2025.
With public water service and a forced-air natural gas heating system, the home is supported by an asphalt shingle roof and offers long-term functionality for owner-occupants or investors seeking a maintained, move-in-ready asset.
Outside, the property offers vinyl siding, a concrete driveway with a parking pad, and a detached garage. Capital improvements include solid mechanicals, an architectural roof, updated vinyl windows throughout, and a new sewer line trap installed in 2025.
With public water service and a forced-air natural gas heating system, the home is supported by an asphalt shingle roof and offers long-term functionality for owner-occupants or investors seeking a maintained, move-in-ready asset.
Key Highlights
- 0.09‑acre lot with 2,160 SF duplex building
- Both units have private porch entrances
- Renovated modern kitchens and bathrooms in each unit
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
$21,433
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
7.79%
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%
$428,660
$428.7K
Cap Rate 7%
$306,186
$306.2K
Cap Rate 9%
$238,144
$238.1K
Market Conditions
NOI Build-Up for 2,160 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
$32.4K $15.00/SF
− Vacancy
−$1.8K −$0.83/SF
EGI
$30.6K $14.17/SF
− OpEx
−$9.2K −$4.25/SF
NOI
$21.4K $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%
$428,660
Cap Rate 7%
$306,186
Cap Rate 9%
$238,144
Alternative Uses
Best Use
Multifamily LT 5
$306.2K
$267.9K – $357.2K
NOI $21,433 @ 7.0% cap · market cap 7.79%
Second Best
Apartment 5plus
$282.0K
$246.8K – $329.0K
NOI $19,741 @ 7.0% cap · market cap 7.18%
Theoretical Best
Office A
$519.4K
$454.5K – $606.0K
NOI $36,361 @ 7.0% cap · market cap 13.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
308
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 - Turnkey, tenant-occupied duplex with private porch entrances and renovated kitchens and bathrooms.
Where is this duplex located?
The property is located at 377 Marilla Street Buffalo, NY.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 0.09‑acre lot with 2,160 SF duplex building; Both units have private porch entrances; Renovated modern kitchens and bathrooms in each unit
