2-Unit Brick
New
For Sale
$289,000
4506 Marie Drive, Hamburg, NY 14075
Both residences have central air conditioning, in-unit laundry, and included appliances.
Property Size1,647 SF
Days on Market4
Property Features for 4506 Marie Drive
General Information
Standard status
Active
Size
1,647 SF
Total Parking Spaces
2
Property subtype
Multi Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,490
Amenities
central A/C
in-unit washer/dryer
basement
gas fireplace
Building Details
Building Size
1,647 SF
Year Built
1959
Buildings
1
Construction
brick ranch-style
Listing Agency:
Realty WG
Listed By:
Jennifer Marrano · License #10301223202
(716) 536-5367
Source:
Highfallssir
Added: Oct 2
Changed: Oct 4
Last Checked: Oct 4 at 2:14PM
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 Realty WG
Investment Insights
Based on property information with market context.
This 1959 brick ranch duplex contains two residences, each with two bedrooms, one full bathroom, central air conditioning, and stackable in-unit laundry. Flooring has been replaced throughout, and the windows and electrical system have been updated. The right-hand unit also has a renovated bathroom with a granite vanity, stainless steel appliances, and a gas fireplace insert. Appliances in both units are included.
The basement provides storage and has a new sump pump, glass block windows, and a radon mitigation system. A detached brick garage offers two vehicle spaces along with additional storage. The property is across from the Hamburg Fairgrounds and close to the Village of Hamburg, shopping, restaurants, and major roadways.
The basement provides storage and has a new sump pump, glass block windows, and a radon mitigation system. A detached brick garage offers two vehicle spaces along with additional storage. The property is across from the Hamburg Fairgrounds and close to the Village of Hamburg, shopping, restaurants, and major roadways.
Key Highlights
- Two residences, each with 2 bedrooms and 1 full bathroom
- 1959 brick ranch construction with flooring replaced throughout
- Central A/C and stackable washer and dryer in each unit
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
$10,590
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
3.66%
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%
$211,800
$211.8K
Cap Rate 7%
$151,286
$151.3K
Cap Rate 9%
$117,667
$117.7K
Market Conditions
NOI Build-Up for 1,647 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
$22.7K $13.80/SF
− Vacancy
−$7.6K −$4.61/SF
EGI
$15.1K $9.19/SF
− OpEx
−$4.5K −$2.76/SF
NOI
$10.6K $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%
$211,800
Cap Rate 7%
$151,286
Cap Rate 9%
$117,667
Alternative Uses
Best Use
Multifamily LT 5
$151.3K
$132.4K – $176.5K
NOI $10,590 @ 7.0% cap · market cap 3.66%
Second Best
Apartment 5plus
$135.8K
$118.9K – $158.5K
NOI $9,509 @ 7.0% cap · market cap 3.29%
Theoretical Best
Office A
$360.0K
$315.0K – $420.1K
NOI $25,203 @ 7.0% cap · market cap 8.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
121
Businesses Nearby
Explore this area
Business Placement
Demographics for 14075, NY
44,053
Population
20,164
Households
2.2
Avg Household Size
46
Median Age
38%
College-Educated
96%
High-School Grad
39.4 sq mi
ZIP Area
1,118
Density / Sq Mi
$82,083
Median Household Income
$50,934
Median Earnings
$1,129
Median Rent
$246,100
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 - Both residences have central air conditioning, in-unit laundry, and included appliances.
Where is this duplex located?
The property is located at 4506 Marie Drive Hamburg, NY.
What is the asking price?
The asking price for this property is $289,000.
What are key features of this property?
This property features: Two residences, each with 2 bedrooms and 1 full bathroom; 1959 brick ranch construction with flooring replaced throughout; Central A/C and stackable washer and dryer in each unit
