Updated Duplex with Private
For Sale
$399,900
422 Colvin Avenue, Buffalo, NY 14216
Two three-bedroom apartments feature separate electrical services, dedicated laundry hookups, and a fenced backyard.
Property Size2,938 SF
Lot Size0.12 Acres
Days on Market71
Property Features for 422 Colvin Avenue
General Information
Standard status
Active
Size
2,938 SF
Total Parking Spaces
2
Lot size
0.12 Acres
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$3,739
Amenities
private outdoor upper balcony
fully fenced private backyard
attic access
dedicated laundry hookups
Building Details
Building Size
2,938 SF
Year Built
1922
Year Renovated
2020
Buildings
2
Stories
2
Tenancy
Multi
Listing Agency:
WNY Metro Roberts Realty
Listed By:
Alicia Wittman · License #10301219240
(716) 239-9001
Source:
Highfallssir
Added: Jul 17
Changed: Sep 15
Last Checked: Sep 24 at 6:21PM
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 WNY Metro Roberts Realty
Investment Insights
Based on property information with market context.
Built in 1922, this duplex includes two three-bedroom apartments with mirrored layouts. The lower residence offers an open living and dining area, hardwood flooring, wood details, a kitchen with ceramic tile, butcher block counters, extensive prep space, and a built-in dishwasher. Its tiled bathroom includes a newer vanity. The upper apartment adds a private balcony and direct attic access.
The property sits on a 35' x 150' lot with a fully fenced, L-shaped backyard. A detached 378-square-foot garage is served by a new concrete driveway pad and two new garage doors. Separate updated electrical services and dedicated laundry hookups support each residence. Improvements completed in 2020 include a full tear-off roof. The address has a Walk Score of 97/100 and is near neighborhood parks, recreational areas, and the dining, coffee, and boutique businesses along Hertel Avenue.
The property sits on a 35' x 150' lot with a fully fenced, L-shaped backyard. A detached 378-square-foot garage is served by a new concrete driveway pad and two new garage doors. Separate updated electrical services and dedicated laundry hookups support each residence. Improvements completed in 2020 include a full tear-off roof. The address has a Walk Score of 97/100 and is near neighborhood parks, recreational areas, and the dining, coffee, and boutique businesses along Hertel Avenue.
Key Highlights
- Duplex with two three‑bedroom apartments
- 35' x 150' lot with fully fenced L‑shaped backyard
- Upper apartment includes private outdoor balcony and attic access
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
$29,152
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
7.29%
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%
$583,040
$583.0K
Cap Rate 7%
$416,457
$416.5K
Cap Rate 9%
$323,911
$323.9K
Market Conditions
NOI Build-Up for 2,938 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
$44.1K $15.00/SF
− Vacancy
−$2.4K −$0.83/SF
EGI
$41.6K $14.17/SF
− OpEx
−$12.5K −$4.25/SF
NOI
$29.2K $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%
$583,040
Cap Rate 7%
$416,457
Cap Rate 9%
$323,911
Alternative Uses
Best Use
Multifamily LT 5
$416.5K
$364.4K – $485.9K
NOI $29,152 @ 7.0% cap · market cap 7.29%
Second Best
Apartment 5plus
$383.6K
$335.6K – $447.5K
NOI $26,851 @ 7.0% cap · market cap 6.71%
Theoretical Best
Office A
$706.5K
$618.2K – $824.3K
NOI $49,457 @ 7.0% cap · market cap 12.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,098
Businesses Nearby
Explore this area
Business Placement
Demographics for 14216, NY
22,979
Population
12,773
Households
1.8
Avg Household Size
37
Median Age
54%
College-Educated
94%
High-School Grad
2.8 sq mi
ZIP Area
8,207
Density / Sq Mi
$70,260
Median Household Income
$47,823
Median Earnings
$1,152
Median Rent
$260,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two three-bedroom apartments feature separate electrical services, dedicated laundry hookups, and a fenced backyard.
Where is this duplex located?
The property is located at 422 Colvin Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Duplex with two three‑bedroom apartments; 35' x 150' lot with fully fenced L‑shaped backyard; Upper apartment includes private outdoor balcony and attic access
