Side-by-Side Duplex with
For Sale
$229,900
4493 Union Rd, Buffalo, NY 14225
Two separate units offer updated interiors, laundry hookups, rear parking, and access to the Maryvale School District.
Property Size1,560 SF
Price / SF$147.37
Days on Market74
Property Features for 4493 Union Rd
General Information
Standard status
Active
Size
1,560 SF
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
2
Building Details
Year Built
1944
Listing Agency:
Keller Williams Realty WNY
Listed By:
Joshua James · License #10301210944
(716) 697-3280
Source:
Thejoshjamesteam
Added: Aug 3
Changed: Sep 14
Last Checked: Oct 13 at 12:08AM
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 Keller Williams Realty WNY
Investment Insights
Based on property information with market context.
Built in 1944, this side-by-side duplex contains two 2-bedroom, 2-bath units. The right apartment has been renovated with laminate flooring, wood cabinetry, updated counters, a bright kitchen, new carpet in the living room, and a refreshed bathroom with tile flooring and a shower surround. The left apartment includes an attractive kitchen, laminate flooring, and a tenant seeking to remain. Both units have separate utilities and laundry hookups.
The property includes a detached two-car garage, a spacious backyard, and additional parking at the rear. The yard adjoins Maryvale High School. Located in Cheektowaga within the Maryvale School District, the duplex is near the Village of Williamsville, Route 33, local shops, Galleria Mall, and entertainment. Downtown Buffalo is approximately a 13-minute drive away. Updates include paint in 2025, electrical work in 2018, a left-side hot water tank in 2021, and some newer windows.
The property includes a detached two-car garage, a spacious backyard, and additional parking at the rear. The yard adjoins Maryvale High School. Located in Cheektowaga within the Maryvale School District, the duplex is near the Village of Williamsville, Route 33, local shops, Galleria Mall, and entertainment. Downtown Buffalo is approximately a 13-minute drive away. Updates include paint in 2025, electrical work in 2018, a left-side hot water tank in 2021, and some newer windows.
Key Highlights
- Side‑by‑side duplex with two 2‑bedroom, 2‑bath units
- Renovated right‑side unit with updated kitchen, living room carpet, and bathroom finishes
- Detached two‑car garage plus additional rear parking
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$15,479
Cap Rate
6.73%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$309,580
$309.6K
Cap Rate 7%
$221,129
$221.1K
Cap Rate 9%
$171,989
$172.0K
Market Conditions
NOI Build-Up for 1,560 SF
Gross rent
$23.4K $15.00/SF
− Vacancy
−$1.3K −$0.83/SF
EGI
$22.1K $14.17/SF
− OpEx
−$6.6K −$4.25/SF
NOI
$15.5K $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 Rate 5%
$309,580
Cap Rate 7%
$221,129
Cap Rate 9%
$171,989
Alternative Uses
Best Use
Multifamily LT 5
$221.1K
$193.5K – $258.0K
NOI $15,479 @ 7.0% cap · market cap 6.73%
Second Best
Apartment 5plus
$203.7K
$178.2K – $237.6K
NOI $14,257 @ 7.0% cap · market cap 6.20%
Theoretical Best
Office A
$375.1K
$328.3K – $437.7K
NOI $26,260 @ 7.0% cap · market cap 11.42%
Zoning and permitted uses should be independently verified with authorities.
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Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
394
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
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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 - Two separate units offer updated interiors, laundry hookups, rear parking, and access to the Maryvale School District.
Where is this duplex located?
The property is located at 4493 Union Rd Buffalo, NY.
What is the asking price?
The asking price for this property is $229,900.
What are key features of this property?
This property features: Side‑by‑side duplex with two 2‑bedroom, 2‑bath units; Renovated right‑side unit with updated kitchen, living room carpet, and bathroom finishes; Detached two‑car garage plus additional rear parking
