Three-Unit Multifamily Property with
For Sale
$474,900
40 Princeton Place, Orchard Park, NY 14127
Residential, Orchard Park, NY
Property Size3,176 SF
Lot Size0.25 Acres
Price / SF$149.53
Days on Market93
Property Features for 40 Princeton Place
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Commercial
Bedrooms
5
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 5, Bathroom 4, Bathroom 1, Basement, Bedroom 4, Bedroom 1, Bedroom 2, Bathroom 3, Bathroom 2, Bedroom 3
Patio and Porch features
Porch
Appliances
GasWaterHeater
Subdivision
Buffalo Crk Reservation
Lot features
Corner Lot, Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Orchard Park
Middle school district
Orchard Park
High school district
Orchard Park
Directions
GPS
Standard status
Active
APN
146001-162-170-0001-027-000
Size
3,176 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Annual Amount
7086
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Amenities
two large recreation rooms
full bathroom
Building Details
Year built
1950
Floors in Building
2
Number of units
3
Flooring type
Vinyl, Tile, Laminate, Varies, Hardwood
Building materials
Frame, VinylSiding, CopperPlumbing
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Exchange Real Estate Inc.
(716) 876-0888
Listed By:
Robert A Ploch · License #10311205945
(716) 479-4622
Added: Jun 5
Changed: Sep 2
Last Checked: Sep 5 at 11:06PM
MLS# B1688116
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 3,176-square-foot triplex includes three residential units within a frame structure built in 1950. The property has a finished basement with two large recreation rooms and a full bathroom, adding flexible interior space beyond the primary living areas. Interior finishes include hardwood, laminate, vinyl, and tile flooring, while central air conditioning and natural-gas forced-air heat serve the building.
Two driveways provide on-site parking access. The property is connected to public water and includes a porch, asphalt roofing, vinyl siding, and copper plumbing. Commercial zoning broadens the stated use possibilities to include office, retail, or art studio applications. The site contains 0.2479 acres in the Village of Orchard Park, within the Orchard Park school district.
Two driveways provide on-site parking access. The property is connected to public water and includes a porch, asphalt roofing, vinyl siding, and copper plumbing. Commercial zoning broadens the stated use possibilities to include office, retail, or art studio applications. The site contains 0.2479 acres in the Village of Orchard Park, within the Orchard Park school district.
Key Highlights
- Three‑unit multifamily property totaling 3,176 square feet
- Finished basement with two large recreation rooms and a full bathroom
- Commercial zoning with office, retail, and art studio possibilities
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
$20,421
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
4.30%
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%
$408,420
$408.4K
Cap Rate 7%
$291,729
$291.7K
Cap Rate 9%
$226,900
$226.9K
Market Conditions
NOI Build-Up for 3,176 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
$43.8K $13.80/SF
− Vacancy
−$14.7K −$4.61/SF
EGI
$29.2K $9.19/SF
− OpEx
−$8.8K −$2.76/SF
NOI
$20.4K $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%
$408,420
Cap Rate 7%
$291,729
Cap Rate 9%
$226,900
Alternative Uses
Best Use
Multifamily LT 5
$291.7K
$255.3K – $340.4K
NOI $20,421 @ 7.0% cap · market cap 4.30%
Second Best
Apartment 5plus
$262.0K
$229.2K – $305.6K
NOI $18,337 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$694.3K
$607.5K – $810.0K
NOI $48,600 @ 7.0% cap · market cap 10.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
889
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Commercial zoning allows office, retail, and art studio possibilities alongside the existing residential configuration.
Where is this triplex located?
The property is located at 40 Princeton Place Orchard Park, NY.
What is the asking price?
The asking price for this property is $474,900.
What are key features of this property?
This property features: Three‑unit multifamily property totaling 3,176 square feet; Finished basement with two large recreation rooms and a full bathroom; Commercial zoning with office, retail, and art studio possibilities
