Duplex with Finished Third-Floor
New
For Sale
$379,900
449 Bird Avenue, Buffalo, NY 14213
The two-unit property offers updated kitchens, off-street parking, and a finished third-floor bonus area.
Property Size2,688 SF
Price / SF$141.33
Days on Market7
Property Features for 449 Bird Avenue
General Information
Standard status
Active
Size
2,688 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,836
Amenities
off-street parking
rear porches
backyard
laundry
Building Details
Building Size
2,688 SF
Year Built
1900
Buildings
1
Tenancy
Single
Listing Agency:
Rhoades Real Estate
Listed By:
James T Rhoades · License #10311204457
(716) 830-8085
Source:
Highfallssir
Added: Oct 6
Changed: Oct 10
Last Checked: Oct 11 at 12:54PM
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 Rhoades Real Estate
Investment Insights
Based on property information with market context.
This 2,688-square-foot duplex, built in 1900, contains 6 bedrooms and 2 full bathrooms. Both units have updated kitchens with granite countertops, newer cabinetry, and dishwashers. The vacant upper unit includes hardwood floors, living and dining rooms, newer windows in those rooms, and a second-floor front porch. The lower unit is occupied. A finished third-floor area with newer flooring adds interior space, and the adjoining unfinished attic provides storage. Each unit has a rear porch; the property also includes a full basement with laundry and storage, off-street parking, and a backyard.
Building improvements include two 95% high-efficiency furnaces, updated electrical panels and wiring, and new PEX plumbing lines. The upper unit is vacant, while the lower tenant has an agreed move-out date at the end of November.
Building improvements include two 95% high-efficiency furnaces, updated electrical panels and wiring, and new PEX plumbing lines. The upper unit is vacant, while the lower tenant has an agreed move-out date at the end of November.
Key Highlights
- 2,688‑square‑foot duplex with 6 bedrooms and 2 full baths
- Two 95% high‑efficiency furnaces, updated electrical panels, and new PEX plumbing lines
- Both kitchens have granite countertops, newer cabinetry, and dishwashers
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$26,672
Cap Rate
7.02%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$533,440
$533.4K
Cap Rate 7%
$381,029
$381.0K
Cap Rate 9%
$296,356
$296.4K
Market Conditions
NOI Build-Up for 2,688 SF
Gross rent
$40.3K $15.00/SF
− Vacancy
−$2.2K −$0.83/SF
EGI
$38.1K $14.17/SF
− OpEx
−$11.4K −$4.25/SF
NOI
$26.7K $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 Rate 5%
$533,440
Cap Rate 7%
$381,029
Cap Rate 9%
$296,356
Alternative Uses
Best Use
Multifamily LT 5
$381.0K
$333.4K – $444.5K
NOI $26,672 @ 7.0% cap · market cap 7.02%
Second Best
Apartment 5plus
$351.0K
$307.1K – $409.5K
NOI $24,567 @ 7.0% cap · market cap 6.47%
Theoretical Best
Office A
$646.4K
$565.6K – $754.2K
NOI $45,249 @ 7.0% cap · market cap 11.91%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
2
Residential units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,010
Businesses Nearby
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Business Placement
Demographics for 14213, NY
25,834
Population
11,397
Households
2.3
Avg Household Size
30
Median Age
36%
College-Educated
81%
High-School Grad
1.9 sq mi
ZIP Area
13,597
Density / Sq Mi
$52,597
Median Household Income
$36,084
Median Earnings
$1,059
Median Rent
$192,300
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 - The two-unit property offers updated kitchens, off-street parking, and a finished third-floor bonus area.
Where is this duplex located?
The property is located at 449 Bird Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $379,900.
What are key features of this property?
This property features: 2,688‑square‑foot duplex with 6 bedrooms and 2 full baths; Two 95% high‑efficiency furnaces, updated electrical panels, and new PEX plumbing lines; Both kitchens have granite countertops, newer cabinetry, and dishwashers
