Village Foursquare
For Sale
$415,000
Pending
4362 S Buffalo St, Orchard Park, NY 14127
Includes two studios alongside one- and two-bedroom apartments, supporting a varied four-unit configuration.
Property Size2,908 SF
Days on Market126
Property Features for 4362 S Buffalo St
General Information
Standard status
Pending
Size
2,908 SF
Property subtype
Multi Family
Units
Unit Mix
1 x 1BR, 1 x 2BR, 2 x studio
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$8,031
Building Details
Building Size
2,908 SF
Year Built
1920
Stories
2
Units
4
Construction
Village Foursquare
Listing Agency:
(716) 771-0103
Listed By:
David D Weitzel · License #40CA1116613
(716) 771-0103
Source:
Elliman
Added: Apr 28
Changed: Aug 30
Last Checked: Aug 30 at 5:38PM
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 David D Weitzel
Investment Insights
Based on property information with market context.
Built in 1920, this four-unit Village Foursquare combines period architectural character with a varied residential layout. The property includes two larger apartments, configured as one-bedroom and two-bedroom units, along with two studio apartments. Spacious living areas, fireplaces, and abundant natural light are featured in the larger units.
The property is located at 4362 S Buffalo St in Orchard Park, NY. Restaurants, cafés, boutiques, and everyday conveniences are situated a couple of blocks away, providing access to village amenities on foot. The property has a Walk Score of 4 and a Bike Score of 23, classified as Car-Dependent and Somewhat Bikeable, respectively.
The property is located at 4362 S Buffalo St in Orchard Park, NY. Restaurants, cafés, boutiques, and everyday conveniences are situated a couple of blocks away, providing access to village amenities on foot. The property has a Walk Score of 4 and a Bike Score of 23, classified as Car-Dependent and Somewhat Bikeable, respectively.
Key Highlights
- Four‑unit Village Foursquare built in 1920
- Unit mix includes one‑bedroom, two‑bedroom, and two studio apartments
- Two larger units feature spacious living areas, fireplaces, and abundant natural light
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
$18,698
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
4.51%
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%
$373,960
$374.0K
Cap Rate 7%
$267,114
$267.1K
Cap Rate 9%
$207,756
$207.8K
Market Conditions
NOI Build-Up for 2,908 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
$40.1K $13.80/SF
− Vacancy
−$13.4K −$4.61/SF
EGI
$26.7K $9.19/SF
− OpEx
−$8.0K −$2.76/SF
NOI
$18.7K $6.43/SF
Area
Erie County, NY
Vacancy
33.44%
Lease Rate
$13.80 /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%
$373,960
Cap Rate 7%
$267,114
Cap Rate 9%
$207,756
Alternative Uses
Best Use
Multifamily LT 5
$267.1K
$233.7K – $311.6K
NOI $18,698 @ 7.0% cap · market cap 4.51%
Second Best
Apartment 5plus
$239.9K
$209.9K – $279.8K
NOI $16,790 @ 7.0% cap · market cap 4.05%
Theoretical Best
Office A
$635.7K
$556.2K – $741.7K
NOI $44,499 @ 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
4
Residential units
Location Intelligence
Trade Area within ½ mile
733
Businesses Nearby
Explore this area
Business Placement
Demographics for 14127, NY
30,565
Population
13,412
Households
2.3
Avg Household Size
46
Median Age
53%
College-Educated
98%
High-School Grad
40.7 sq mi
ZIP Area
751
Density / Sq Mi
$106,071
Median Household Income
$59,902
Median Earnings
$1,196
Median Rent
$328,700
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?
Quadplex - Includes two studios alongside one- and two-bedroom apartments, supporting a varied four-unit configuration.
Where is this quadplex located?
The property is located at 4362 S Buffalo St Orchard Park, NY.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: Four‑unit Village Foursquare built in 1920; Unit mix includes one‑bedroom, two‑bedroom, and two studio apartments; Two larger units feature spacious living areas, fireplaces, and abundant natural light
