Duplex with Two-Car
For Sale
$260,000
Pending
39 Balbach Drive, Buffalo, NY 14225
Residential, Buffalo, NY
Property Size1,593 SF
Lot Size0.15 Acres
Days on Market14
Property Features for 39 Balbach Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 5, Bedroom 2, Bathroom 2, Bedroom 4, Bedroom 1, Basement, Bedroom 3, Bathroom 1
Parking features
Open
Appliances
GasWaterHeater
Lot features
Irregular Lot, Residential Lot
Elementary school district
Maryvale
Middle school district
Maryvale
High school district
Maryvale
Subdivision
Cheektowaga-143089
Standard status
Pending
APN
143089-091-070-0007-005-000
Size
1,593 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
5931
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Amenities
laundry
yard
Building Details
Year built
1963
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Hardwood, Varies
Building materials
Brick, VinylSiding, CopperPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
MJ Peterson Real Estate Inc.
(716) 689-7800
Listed By:
Gerald M Strobel · License #40ST0834232
(716) 866-4564
Added: Aug 11
Changed: Aug 24
Last Checked: Aug 24 at 8:06PM
MLS# B1706268
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 duplex contains 1,593 square feet on a 0.15-acre lot and was built in 1963. The upper residence offers two bedrooms, a living room with hardwood flooring, an eat-in kitchen, storage, and updated windows. The lower residence includes three bedrooms, a spacious kitchen, and a large living room. A full basement provides laundry space, while the property also includes a two-car garage and yard area.
Included appliances consist of a refrigerator and AC units in the upper unit, a stove and refrigerator in the lower unit, and a washer and dryer in the basement. Construction includes brick, vinyl siding, and copper plumbing. The property has natural gas forced-air heat, public water, an asphalt roof, and is located in the Maryvale school district in Buffalo, NY.
Included appliances consist of a refrigerator and AC units in the upper unit, a stove and refrigerator in the lower unit, and a washer and dryer in the basement. Construction includes brick, vinyl siding, and copper plumbing. The property has natural gas forced-air heat, public water, an asphalt roof, and is located in the Maryvale school district in Buffalo, NY.
Key Highlights
- Two‑unit property with 1,593 square feet of total property size
- 0.15‑acre lot with yard space and a two‑car garage
- Upper unit includes two bedrooms, hardwood flooring, eat‑in kitchen, and storage
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
$15,807
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
6.08%
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%
$316,140
$316.1K
Cap Rate 7%
$225,814
$225.8K
Cap Rate 9%
$175,633
$175.6K
Market Conditions
NOI Build-Up for 1,593 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
$23.9K $15.00/SF
− Vacancy
−$1.3K −$0.83/SF
EGI
$22.6K $14.17/SF
− OpEx
−$6.8K −$4.25/SF
NOI
$15.8K $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%
$316,140
Cap Rate 7%
$225,814
Cap Rate 9%
$175,633
Alternative Uses
Best Use
Multifamily LT 5
$225.8K
$197.6K – $263.5K
NOI $15,807 @ 7.0% cap · market cap 6.08%
Second Best
Apartment 5plus
$208.0K
$182.0K – $242.7K
NOI $14,559 @ 7.0% cap · market cap 5.60%
Theoretical Best
Office A
$383.1K
$335.2K – $446.9K
NOI $26,816 @ 7.0% cap · market cap 10.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
224
Businesses Nearby
Explore this area
Business Placement
Demographics for 14225, NY
34,066
Population
16,253
Households
2.1
Avg Household Size
41
Median Age
29%
College-Educated
93%
High-School Grad
11.5 sq mi
ZIP Area
2,962
Density / Sq Mi
$65,562
Median Household Income
$44,408
Median Earnings
$937
Median Rent
$154,500
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-unit residential property with separate living areas, basement laundry, yard space, and included appliances.
Where is this duplex located?
The property is located at 39 Balbach Drive Buffalo, NY.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: Two‑unit property with 1,593 square feet of total property size; 0.15‑acre lot with yard space and a two‑car garage; Upper unit includes two bedrooms, hardwood flooring, eat‑in kitchen, and storage
