Two-Unit Duplex with Two-Car
For Sale
$359,900
Pending
3930 Taylor Road, Orchard Park, NY 14127
Well-kept two-unit duplex offering a screened sunroom, wooded backyard views, and a large driveway with two-car garage.
Property Size2,076 SF
Days on Market81
Property Features for 3930 Taylor Road
General Information
Standard status
Pending
Size
2,076 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
screened sunroom
two-car garage
Building Details
Year Built
1989
Stories
2
Tenancy
Multi
Listing Agency:
Howard Hanna WNY Inc.
(716) 983-0682
Listed By:
Kevin Cullen
(716) 983-0682
Source:
Xome
Added: May 19
Changed: Jul 23
Last Checked: Aug 7 at 1:44AM
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 Howard Hanna WNY Inc.
Investment Insights
Based on property information with market context.
This well cared for two-unit duplex features two separate residences. The upper unit includes three bedrooms and one full bath, along with a fully applianced kitchen that opens to a large living room. A screened-in sunroom overlooks the wooded back yard. The lower unit offers two bedrooms and one full bath, with a kitchen that opens to a dining room and a nice size living room.
Both units are served by high efficiency furnaces and tankless hot water. Outside, the property includes a large driveway for additional parking and a two-car garage, set on a wooded lot designed to provide privacy.
The seller is relocating, creating an opportunity to acquire this income-producing duplex in Orchard Park, located just minutes to the new stadium and to the village.
Both units are served by high efficiency furnaces and tankless hot water. Outside, the property includes a large driveway for additional parking and a two-car garage, set on a wooded lot designed to provide privacy.
The seller is relocating, creating an opportunity to acquire this income-producing duplex in Orchard Park, located just minutes to the new stadium and to the village.
Key Highlights
- Well‑kept 2‑unit duplex (3930 Taylor Rd) built in 1989
- Upper unit: 3 bedrooms, 1 full bath; fully appliances kitchen opening to a large living room; screened sunroom overlooking wooded backyard
- Lower unit: 2 bedrooms, 1 full bath; kitchen opens to a dining room and a living room
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
$13,348
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
3.71%
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%
$266,960
$267.0K
Cap Rate 7%
$190,686
$190.7K
Cap Rate 9%
$148,311
$148.3K
Market Conditions
NOI Build-Up for 2,076 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
$28.6K $13.80/SF
− Vacancy
−$9.6K −$4.61/SF
EGI
$19.1K $9.19/SF
− OpEx
−$5.7K −$2.76/SF
NOI
$13.3K $6.43/SF
Area
Erie County, NY
Vacancy
33.44%
Lease Rate
$13.80 /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%
$266,960
Cap Rate 7%
$190,686
Cap Rate 9%
$148,311
Alternative Uses
Best Use
Multifamily LT 5
$190.7K
$166.9K – $222.5K
NOI $13,348 @ 7.0% cap · market cap 3.71%
Second Best
Apartment 5plus
$171.2K
$149.8K – $199.8K
NOI $11,986 @ 7.0% cap · market cap 3.33%
Theoretical Best
Office A
$453.8K
$397.1K – $529.5K
NOI $31,768 @ 7.0% cap · market cap 8.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
341
Businesses Nearby
Explore this area
Business Placement
Demographics for 14127, NY
30,565
Population
13,412
Households
2.3
Avg Household Size
46
Median Age
53%
College-Educated
98%
High-School Grad
40.7 sq mi
ZIP Area
751
Density / Sq Mi
$106,071
Median Household Income
$59,902
Median Earnings
$1,196
Median Rent
$328,700
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 - Well-kept two-unit duplex offering a screened sunroom, wooded backyard views, and a large driveway with two-car garage.
Where is this duplex located?
The property is located at 3930 Taylor Road Orchard Park, NY.
What is the asking price?
The asking price for this property is $359,900.
What are key features of this property?
This property features: Well‑kept 2‑unit duplex (3930 Taylor Rd) built in 1989; Upper unit: 3 bedrooms, 1 full bath; fully appliances kitchen opening to a large living room; screened sunroom overlooking wooded backyard; Lower unit: 2 bedrooms, 1 full bath; kitchen opens to a dining room and a living room
