Brick Duplex with Two-Car
For Sale
$274,900
43 Hawthorne Avenue, Kenmore, NY 14223
Residential, Kenmore, NY
Property Size2,464 SF
Lot Size0.10 Acres
Price / SF$111.57
Days on Market78
Property Features for 43 Hawthorne Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bedroom 4, Bedroom 3, Bathroom 1, Bedroom 1, Bedroom 2, Bathroom 2
Parking features
Garage, Open
Exterior features
Fence
Fencing
Fenced
Appliances
GasWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Kenmore-Tonawanda Union Free District
Middle school district
Kenmore-Tonawanda Union Free District
High school district
Kenmore-Tonawanda Union Free District
Directions
Take Kenmore to Hawthorne or Niagara Falls Blvd to Kenilworth Ave. to Hawthorne Ave.
Subdivision
Tonawanda-Town-146489
Standard status
Active
APN
146489-079-310-0001-024-000
Size
2,464 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Annual Amount
6789
Utilities
Heating system
Electric (Heating), Steam, Hot Water(Heating)
Water source
Public
Amenities
full basement
Building Details
Year built
1933
Floors in Building
2
Number of units
2
Flooring type
Varies, Hardwood, Carpet, Tile, Vinyl
Building materials
Brick
Roof type
Asphalt
Listing Agency:
WNY Metro Roberts Realty
(716) 875-2211
Listed By:
Hope Young-Watkins · License #10301214009
(716) 523-1158
Added: Jun 8
Changed: Aug 19
Last Checked: Aug 24 at 1:06AM
MLS# B1688890
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.
Built in 1933, this 2,464-square-foot duplex contains two residential units within an all-brick structure. The first-floor apartment is occupied and has two bedrooms, while the upper apartment is vacant and also includes two bedrooms. Interior flooring includes hardwood, carpet, tile, and vinyl, with a full basement providing additional space. The property also includes a private driveway, two-car garage, open parking, fencing, and public water service.
The 0.1017-acre property is located near Niagara Falls Boulevard and Kenmore Avenue in Kenmore, with shopping, dining, schools, and major transportation routes in the surrounding area. Property updates include an asphalt tear-off roof completed in 2014, electrical service panels updated in 2010, two steam boilers within 10 years, and a new garage door completed in May 2026.
The 0.1017-acre property is located near Niagara Falls Boulevard and Kenmore Avenue in Kenmore, with shopping, dining, schools, and major transportation routes in the surrounding area. Property updates include an asphalt tear-off roof completed in 2014, electrical service panels updated in 2010, two steam boilers within 10 years, and a new garage door completed in May 2026.
Key Highlights
- 2,464‑square‑foot duplex on a 0.1017‑acre lot
- Both units offer 2 bedrooms; first‑floor unit is occupied and upper unit is vacant
- All‑brick construction with a full basement and varied interior flooring
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
$24,449
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
8.89%
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%
$488,980
$489.0K
Cap Rate 7%
$349,271
$349.3K
Cap Rate 9%
$271,656
$271.7K
Market Conditions
NOI Build-Up for 2,464 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
$37.0K $15.00/SF
− Vacancy
−$2.0K −$0.83/SF
EGI
$34.9K $14.17/SF
− OpEx
−$10.5K −$4.25/SF
NOI
$24.4K $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%
$488,980
Cap Rate 7%
$349,271
Cap Rate 9%
$271,656
Alternative Uses
Best Use
Multifamily LT 5
$349.3K
$305.6K – $407.5K
NOI $24,449 @ 7.0% cap · market cap 8.89%
Second Best
Apartment 5plus
$321.7K
$281.5K – $375.3K
NOI $22,519 @ 7.0% cap · market cap 8.19%
Theoretical Best
Office A
$592.5K
$518.5K – $691.3K
NOI $41,478 @ 7.0% cap · market cap 15.09%
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
285
Businesses Nearby
Explore this area
Business Placement
Demographics for 14223, NY
22,658
Population
10,586
Households
2.1
Avg Household Size
41
Median Age
44%
College-Educated
97%
High-School Grad
3.5 sq mi
ZIP Area
6,474
Density / Sq Mi
$83,528
Median Household Income
$49,835
Median Earnings
$976
Median Rent
$202,200
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 - All-brick two-unit property with a private driveway, basement, and fenced yard.
Where is this duplex located?
The property is located at 43 Hawthorne Avenue Kenmore, NY.
What is the asking price?
The asking price for this property is $274,900.
What are key features of this property?
This property features: 2,464‑square‑foot duplex on a 0.1017‑acre lot; Both units offer 2 bedrooms; first‑floor unit is occupied and upper unit is vacant; All‑brick construction with a full basement and varied interior flooring
