Renovated Two-Unit
For Sale
$249,900
400 Winslow Avenue, Buffalo, NY 14211
Residential, Buffalo, NY
Property Size2,504 SF
Lot Size0.08 Acres
Price / SF$99.80
Days on Market49
Property Features for 400 Winslow Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 2, Bedroom 6, Bedroom 1, Bedroom 4, Basement, Bedroom 3, Bathroom 1, Bedroom 5
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
fillmore to winslow
Subdivision
Buffalo City-140200
Standard status
Active
APN
140200-100-440-0002-017-000
Size
2,504 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
718
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Flooring type
Varies, Hardwood
Building materials
VinylSiding
Roof type
Asphalt
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Syed J Rizvi · License #10401279412
(716) 946-2700
Added: Jul 20
Changed: Sep 5
Last Checked: Sep 6 at 8:06AM
MLS# B1700240
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 2,504-square-foot duplex contains two residential units, each arranged with three bedrooms, a living-dining area, a kitchen, and one full bathroom. The property also includes a full walk-in attic and basement. Hardwood flooring is present, with additional varied flooring, while vinyl siding and an asphalt roof complete the exterior envelope.
Built in 1900, the house has received updates that include newer windows, furnaces, and roof work, along with updated electrical service using circuit breakers. Heating is provided by natural gas forced air, and the property is connected to public water. Each unit has separate utilities, supporting distinct residential occupancy arrangements.
Built in 1900, the house has received updates that include newer windows, furnaces, and roof work, along with updated electrical service using circuit breakers. Heating is provided by natural gas forced air, and the property is connected to public water. Each unit has separate utilities, supporting distinct residential occupancy arrangements.
Key Highlights
- 2,504‑square‑foot duplex with two residential units
- Each unit includes 3 bedrooms, a kitchen, living‑dining area, and 1 full bathroom
- Separate utilities for each residential 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
$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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer three-bedroom layouts, individual kitchens, and separate utilities.
Where is this duplex located?
The property is located at 400 Winslow Avenue 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: 2,504‑square‑foot duplex with two residential units; Each unit includes 3 bedrooms, a kitchen, living‑dining area, and 1 full bathroom; Separate utilities for each residential unit
