Renovated Duplex with Separate
New
For Sale
$249,900
400 Winslow Ave, Buffalo, NY 14211
Two-level residential income property with updated systems, individual utilities, and substantial attic and basement storage.
Property Size2,504 SF
Price / SF$99.80
Days on Market7
Property Features for 400 Winslow Ave
General Information
Standard status
Active
Size
2,504 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1900
Buildings
1
Listing Agency:
Keller Williams Realty WNY
(716) 946-2700
Listed By:
Syed J Rizvi · License #10401279412
Source:
Skinnercnyrealty
Added: Aug 23
Changed: Aug 28
Last Checked: Aug 29 at 12:12PM
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 Keller Williams Realty WNY
Investment Insights
Based on property information with market context.
Built in 1900, this duplex contains two separate 3-bedroom residences. Each floor offers a living-dining area, kitchen, and full bathroom, creating a practical layout for rental occupancy or an owner-occupied arrangement. The property also includes a full walk-in attic and basement, adding substantial storage and utility space.
Recent improvements include a newer roof, replacement windows, newer furnaces, and updated electrical service with circuit breakers. Utilities are separately metered, and the building has a solid foundation. Located at 400 Winslow Avenue in Buffalo, NY 14211, the property combines a traditional residential structure with updated core systems and two independently configured living spaces.
Recent improvements include a newer roof, replacement windows, newer furnaces, and updated electrical service with circuit breakers. Utilities are separately metered, and the building has a solid foundation. Located at 400 Winslow Avenue in Buffalo, NY 14211, the property combines a traditional residential structure with updated core systems and two independently configured living spaces.
Key Highlights
- Duplex with two 3‑bedroom residences
- Separate utilities for each unit
- Newer roof, windows, and furnaces
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
$22,885
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
9.16%
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%
$457,700
$457.7K
Cap Rate 7%
$326,929
$326.9K
Cap Rate 9%
$254,278
$254.3K
Market Conditions
NOI Build-Up for 2,504 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
$43.6K $17.40/SF
− Vacancy
−$2.0K −$0.78/SF
EGI
$41.6K $16.62/SF
− OpEx
−$18.7K −$7.48/SF
NOI
$22.9K $9.14/SF
Area
Buffalo, NY
Vacancy
4.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
45.00%
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%
$457,700
Cap Rate 7%
$326,929
Cap Rate 9%
$254,278
Alternative Uses
Best Use
Multifamily LT 5
$354.9K
$310.6K – $414.1K
NOI $24,846 @ 7.0% cap · market cap 9.94%
Second Best
Apartment 5plus
$326.9K
$286.1K – $381.4K
NOI $22,885 @ 7.0% cap · market cap 9.16%
Theoretical Best
Office A
$602.2K
$526.9K – $702.5K
NOI $42,151 @ 7.0% cap · market cap 16.87%
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
553
Businesses Nearby
Explore this area
Business Placement
Demographics for 14211, NY
26,449
Population
11,498
Households
2.3
Avg Household Size
32
Median Age
15%
College-Educated
84%
High-School Grad
3.9 sq mi
ZIP Area
6,782
Density / Sq Mi
$34,490
Median Household Income
$30,705
Median Earnings
$1,008
Median Rent
$91,600
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-level residential income property with updated systems, individual utilities, and substantial attic and basement storage.
Where is this duplex located?
The property is located at 400 Winslow Ave Buffalo, NY.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Duplex with two 3‑bedroom residences; Separate utilities for each unit; Newer roof, windows, and furnaces
