Oversized-Lot
For Sale
$339,900
Pending
4511 Abbott Rd, Orchard Park, NY 14127
Two residential units feature updated interiors, a sun porch, basement bathroom, garage, and outdoor recreation amenities.
Property Size1,993 SF
Days on Market53
Property Features for 4511 Abbott Rd
General Information
Standard status
Pending
Size
1,993 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,000
Amenities
above ground pool
Building Details
Building Size
1,993 SF
Year Built
1890
Buildings
1
Stories
2
Units
2
Listing Agency:
HUNT Real Estate ERA
Listed By:
Mark K Lemke · License #40LE0856275
(716) 998-7110
Source:
Elliman
Added: Sep 9
Changed: Oct 26
Last Checked: Oct 30 at 3:11PM
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 HUNT Real Estate ERA
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Investment Insights
Based on property information with market context.
This two-unit residential property, built in 1890, combines a three-bedroom lower unit with a two-bedroom upper unit. The lower residence includes two full bathrooms, hardwood flooring, an eat-in kitchen with cherry cabinetry and stainless steel appliances, a living room and dining area, plus a sun porch that can serve as an office, den, or sitting area. The upper unit provides a kitchen and two bedrooms. A newer roof was installed in 2025.
The property occupies an oversized lot and includes an additional lot behind the home, creating more outdoor space and potential parking area. Site improvements include a 2.5-car garage and an above-ground pool. Located at 4511 Abbott Rd in Orchard Park, the duplex is near the Bills stadium and is described as a short walk from the venue. WalkScore is 6 and BikeScore is 28.
The property occupies an oversized lot and includes an additional lot behind the home, creating more outdoor space and potential parking area. Site improvements include a 2.5-car garage and an above-ground pool. Located at 4511 Abbott Rd in Orchard Park, the duplex is near the Bills stadium and is described as a short walk from the venue. WalkScore is 6 and BikeScore is 28.
Key Highlights
- Three‑bedroom lower unit with two full bathrooms, including a newer basement bath
- Two‑bedroom upper unit with kitchen
- Updated lower unit with hardwood floors, cherry cabinets, and stainless steel appliances
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$12,814
Cap Rate
3.77%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$256,280
$256.3K
Cap Rate 7%
$183,057
$183.1K
Cap Rate 9%
$142,378
$142.4K
Market Conditions
NOI Build-Up for 1,993 SF
Gross rent
$27.5K $13.80/SF
− Vacancy
−$9.2K −$4.61/SF
EGI
$18.3K $9.19/SF
− OpEx
−$5.5K −$2.76/SF
NOI
$12.8K $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 Rate 5%
$256,280
Cap Rate 7%
$183,057
Cap Rate 9%
$142,378
Alternative Uses
Best Use
Multifamily LT 5
$183.1K
$160.2K – $213.6K
NOI $12,814 @ 7.0% cap · market cap 3.77%
Second Best
Apartment 5plus
$164.4K
$143.8K – $191.8K
NOI $11,507 @ 7.0% cap · market cap 3.39%
Theoretical Best
Office A
$435.7K
$381.2K – $508.3K
NOI $30,498 @ 7.0% cap · market cap 8.97%
Zoning and permitted uses should be independently verified with authorities.
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Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
69
Businesses Nearby
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Business Placement
Demographics for 14127, NY
30,565
Population
13,412
Households
2.3
Avg Household Size
46
Median Age
53%
College-Educated
98%
High-School Grad
40.7 sq mi
ZIP Area
751
Density / Sq Mi
$106,071
Median Household Income
$59,902
Median Earnings
$1,196
Median Rent
$328,700
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - Two residential units feature updated interiors, a sun porch, basement bathroom, garage, and outdoor recreation amenities.
Where is this duplex located?
The property is located at 4511 Abbott Rd Orchard Park, NY.
What is the asking price?
The asking price for this property is $339,900.
What are key features of this property?
This property features: Three‑bedroom lower unit with two full bathrooms, including a newer basement bath; Two‑bedroom upper unit with kitchen; Updated lower unit with hardwood floors, cherry cabinets, and stainless steel appliances
