Duplex with Detached Two-Car
New
For Sale
$234,900
44 George Urban Boulevard, Buffalo, NY 14225
Residential, Buffalo, NY
Property Size2,062 SF
Lot Size0.13 Acres
Price / SF$113.92
Days on Market4
Property Features for 44 George Urban Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential 2 Unit
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bathroom 2, Bedroom 3, Bedroom 4, Basement, Bathroom 1
Parking features
Garage
Patio and Porch features
Porch
Exterior features
Awnings, Balcony, Fence
Fencing
Fenced
Appliances
GasWaterHeater
Subdivision
Buffalo Crk Reservation
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school
Union East Elementary
Middle school
Cheektowaga Middle
High school
Cheektowaga High
Elementary school district
Cheektowaga
Middle school district
Cheektowaga
High school district
Cheektowaga
Directions
Genesee Street to George Urban
Standard status
Active
APN
143089-091-780-0001-027-000
Size
2,062 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Annual Amount
4556
Utilities
Heating system
Natural Gas, Forced Air, Hot Water(Heating)
Water source
Public
Building Details
Year built
1942
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Carpet, Varies
Building materials
Brick, VinylSiding, CopperPlumbing, PexPlumbing
Roof type
Shingle
Architectural style
Other
Listing Agency:
Keller Williams Realty Lancaster
(716) 324-2300
Listed By:
Melissa Ann Liberatore · License #10401271191
(716) 218-0488
Added: Aug 20
Last Checked: Aug 23 at 11:06PM
MLS# B1708832
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 duplex at 44 George Urban Boulevard contains 2,062 square feet across two residential units. Each unit includes 2 bedrooms and 1 full bathroom, with interior finishes that include vinyl and carpet flooring. The 1942 property has brick and vinyl siding, a shingle roof, natural-gas heating, public water, and a basement. A detached two-car garage adds dedicated parking and storage, while the fenced lot includes a porch, balcony, awnings, and perimeter fencing.
The property is located in Buffalo, NY 14225, near shopping, restaurants, parks, and major highways. Its 0.13-acre site provides a compact residential setting with garage access and outdoor features suited to the existing two-unit configuration.
The property is located in Buffalo, NY 14225, near shopping, restaurants, parks, and major highways. Its 0.13-acre site provides a compact residential setting with garage access and outdoor features suited to the existing two-unit configuration.
Key Highlights
- Two residential units, each with 2 bedrooms and 1 full bathroom
- 2,062 square feet on a 0.13‑acre lot
- Detached two‑car garage for parking and storage
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
$20,460
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
8.71%
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%
$409,200
$409.2K
Cap Rate 7%
$292,286
$292.3K
Cap Rate 9%
$227,333
$227.3K
Market Conditions
NOI Build-Up for 2,062 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
$30.9K $15.00/SF
− Vacancy
−$1.7K −$0.83/SF
EGI
$29.2K $14.17/SF
− OpEx
−$8.8K −$4.25/SF
NOI
$20.5K $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%
$409,200
Cap Rate 7%
$292,286
Cap Rate 9%
$227,333
Alternative Uses
Best Use
Multifamily LT 5
$292.3K
$255.8K – $341.0K
NOI $20,460 @ 7.0% cap · market cap 8.71%
Second Best
Apartment 5plus
$269.2K
$235.6K – $314.1K
NOI $18,845 @ 7.0% cap · market cap 8.02%
Theoretical Best
Office A
$495.9K
$433.9K – $578.5K
NOI $34,711 @ 7.0% cap · market cap 14.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
494
Businesses Nearby
Explore this area
Business Placement
Demographics for 14225, NY
34,066
Population
16,253
Households
2.1
Avg Household Size
41
Median Age
29%
College-Educated
93%
High-School Grad
11.5 sq mi
ZIP Area
2,962
Density / Sq Mi
$65,562
Median Household Income
$44,408
Median Earnings
$937
Median Rent
$154,500
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 - Two residential units feature practical layouts, separate living areas, and access to a fenced outdoor setting.
Where is this duplex located?
The property is located at 44 George Urban Boulevard Buffalo, NY.
What is the asking price?
The asking price for this property is $234,900.
What are key features of this property?
This property features: Two residential units, each with 2 bedrooms and 1 full bathroom; 2,062 square feet on a 0.13‑acre lot; Detached two‑car garage for parking and storage
