Side-by-Side Duplex with Detached
New
For Sale
$229,900
4493 Union Road, Buffalo, NY 14225
MULTI_FAMILY - Other - Buffalo, NY
Property Size1,560 SF
Lot Size0.14 Acres
Price / SF$147.37
Days on Market2
Property Features for 4493 Union Road
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, Basement, Bathroom 1, Bedroom 3, Bedroom 1, Bedroom 4, Bathroom 2
Parking features
Open
Interior features
CeilingFans
Appliances
GasWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot
Middle school
Maryvale Middle
High school
Maryvale High
Elementary school district
Maryvale
Middle school district
Maryvale
High school district
Maryvale
Directions
Head north on Union Road from Maryvale Road, the house will be on your right.
Subdivision
Cheektowaga-143089
Standard status
Active
APN
143089-091-120-0002-005-000
Size
1,560 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Annual Amount
4935
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1944
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Laminate, Varies, Carpet
Building materials
CompositeSiding, CopperPlumbing
Roof type
Shingle
Architectural style
Other
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Joshua James · License #10301210944
(716) 697-3280
Added: Jul 31
Last Checked: Aug 1 at 2:06AM
MLS# B1701615
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 side-by-side duplex offers separate utilities and laundry hookups, plus a detached two-car garage for storage. Built in 1944, the property includes a basement and ceiling fans throughout. Heating is natural gas forced air, supported by a gas water heater, and water is provided by the public system.
The right side has been renovated, featuring a bright kitchen with laminate flooring, wood cabinetry, and updated bathroom finishes including tile flooring and a shower surround. The left side is occupied by a tenant and includes a kitchen with laminate flooring and views toward a spacious backyard that backs to Maryvale High School.
Updates include updated paint in 2025, electrical work in 2018, and a left-side hot water heater installed in 2021, along with some newer windows. Construction materials include composite siding and copper plumbing, with a shingle roof. Showings start Wednesday, 8/5/26.
The right side has been renovated, featuring a bright kitchen with laminate flooring, wood cabinetry, and updated bathroom finishes including tile flooring and a shower surround. The left side is occupied by a tenant and includes a kitchen with laminate flooring and views toward a spacious backyard that backs to Maryvale High School.
Updates include updated paint in 2025, electrical work in 2018, and a left-side hot water heater installed in 2021, along with some newer windows. Construction materials include composite siding and copper plumbing, with a shingle roof. Showings start Wednesday, 8/5/26.
Key Highlights
- 0.14‑acre lot with 1,560 SF side‑by‑side duplex
- Detached two‑car garage plus additional back parking space
- Right‑side unit renovated with laminate flooring kitchen and updated bath with tile
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 | $23.4k | $15.00 |
| − Vacancy | −$1.3k | −$0.83 |
| EGI | $22.1k | $14.17 |
| − OpEx | −$6.6k | −$4.25 |
| NOI | $15.5k | $9.92 |
1,560 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%
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.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
429
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 - Side-by-side duplex with separate utilities, laundry hookups, and a renovated right-side unit.
Where is this duplex located?
The property is located at 4493 Union Road 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: 0.14‑acre lot with 1,560 SF side‑by‑side duplex; Detached two‑car garage plus additional back parking space; Right‑side unit renovated with laminate flooring kitchen and updated bath with tile
