Two-Family Residential Income
For Sale
$299,900
435 Brighton Rd, Tonawanda, NY 14150
Upper and lower duplex with two 3-bedroom units, separate utilities, and a full basement for laundry and storage.
Property Size2,100 SF
Price / SF$142.81
Days on Market50
Property Features for 435 Brighton Rd
General Information
Standard status
Active
Size
2,100 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1960
Tenancy
Multi
Listing Agency:
John Cook Real Estate LLC
(716) 909-8385
Listed By:
John M Cook
(716) 909-8385
Source:
Elliman
Added: Jun 17
Changed: Jul 10
Last Checked: Aug 4 at 9:31AM
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 John Cook Real Estate LLC
Investment Insights
Based on property information with market context.
This upper/lower two-family residence offers two 3-bedroom, 1-bath apartments, each with a generous living room and an eat-in kitchen. Many rooms feature hardwood flooring, and the property includes separate gas and electric meters along with separate heating systems for each unit. Recent electrical improvements and a remodeled bathroom provide added confidence for day-to-day use. A full basement offers laundry and storage possibilities, supporting both tenant convenience and owner flexibility.
The property is located at 435 Brighton Road in Tonawanda, NY, with access to shopping, public transportation, and major routes nearby. WalkScore indicates a car-dependent environment, with bike and transit scores suggesting the area is served but not walkable for daily errands.
With the duplex structure and separated mechanicals, the building can suit an owner-occupant who wants one unit to live in while renting the other, or a buyer seeking a straightforward residential income setup. The detached two-car garage and additional off-street parking are practical for tenants and visitors. A third-party rental analysis has estimated potential market rent of approximately $1,750 per unit, subject to property condition, lease terms, and market factors. Delayed negotiations are set to begin on June 25th at 6PM.
The property is located at 435 Brighton Road in Tonawanda, NY, with access to shopping, public transportation, and major routes nearby. WalkScore indicates a car-dependent environment, with bike and transit scores suggesting the area is served but not walkable for daily errands.
With the duplex structure and separated mechanicals, the building can suit an owner-occupant who wants one unit to live in while renting the other, or a buyer seeking a straightforward residential income setup. The detached two-car garage and additional off-street parking are practical for tenants and visitors. A third-party rental analysis has estimated potential market rent of approximately $1,750 per unit, subject to property condition, lease terms, and market factors. Delayed negotiations are set to begin on June 25th at 6PM.
Key Highlights
- Upper/lower two‑family with two 3‑bedroom, 1‑bath apartments
- More than 2,100 SF of living space with generous room sizes
- Separate gas and electric meters and separate heating systems for each unit
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $29.0k | $13.80 |
| − Vacancy | −$9.7k | −$4.61 |
| EGI | $19.3k | $9.19 |
| − OpEx | −$5.8k | −$2.76 |
| NOI | $13.5k | $6.43 |
2,100 SF · lease $13.80/SF/yr · vacancy 33.44% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$192.9K
$168.8K – $225.0K
NOI $13,502 @ 7.0% cap · market cap 4.50%
Second Best
Apartment 5plus
$173.2K
$151.6K – $202.1K
NOI $12,125 @ 7.0% cap · market cap 4.04%
Theoretical Best
Office A
$459.1K
$401.7K – $535.6K
NOI $32,135 @ 7.0% cap · market cap 10.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
340
Businesses Nearby
Explore this area
Business Placement
Demographics for 14150, NY
41,161
Population
20,152
Households
2
Avg Household Size
43
Median Age
32%
College-Educated
95%
High-School Grad
14.9 sq mi
ZIP Area
2,762
Density / Sq Mi
$70,294
Median Household Income
$46,867
Median Earnings
$1,094
Median Rent
$181,900
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 - Upper and lower duplex with two 3-bedroom units, separate utilities, and a full basement for laundry and storage.
Where is this duplex located?
The property is located at 435 Brighton Rd Tonawanda, NY.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Upper/lower two‑family with two 3‑bedroom, 1‑bath apartments; More than 2,100 SF of living space with generous room sizes; Separate gas and electric meters and separate heating systems for each unit
