Brick Duplex with Detached
New
For Sale
$299,900
454 Colvin Avenue, Buffalo, NY 14216
Residential, Buffalo, NY
Property Size2,560 SF
Lot Size0.12 Acres
Price / SF$117.15
Days on Market6
Property Features for 454 Colvin Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bedroom 6, Bedroom 5, Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 4, Bedroom 3, Bedroom 2
Parking features
Garage
Patio and Porch features
Porch, Deck
Interior features
CeilingFans, NaturalWoodwork
Exterior features
Balcony, Deck, EnclosedPorch, FullyFenced, Porch
Fencing
Fenced
Fireplace
1
Appliances
GasWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
Use GPS.
Subdivision
Buffalo City-140200
Standard status
Active
APN
140200-078-490-0005-015-000
Size
2,560 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Annual Amount
4023
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Window Unit(s), Wall Unit(s)
Water source
Public
Amenities
covered front porch
shared entry vestibule
original hardwood floors
updated full bath
multi-level back deck
fenced backyard
detached two-car garage
triple-wide driveway
full dry basement
walk-up attic
Building Details
Year built
1923
Floors in Building
2
Number of units
2
Flooring type
Laminate, Hardwood, Varies, Tile
Building materials
Brick, Frame, VinylSiding
Roof type
Shingle, Asphalt
Architectural style
Other
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Daniel C Pratt · License #10401367967
(716) 341-5835
Added: Sep 7
Changed: Sep 12
Last Checked: Sep 12 at 11:06PM
MLS# B1712110
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.
Built in 1923, this 2560-square-foot duplex offers two residential units within a brick, frame, and vinyl-sided structure. Each unit follows a three-bedroom layout with a living room, formal dining room, eat-in kitchen, full bathroom, and additional front room. The lower residence features natural woodwork, box-beam ceilings, hardwood flooring, a brick fireplace surround, and an updated bath. A full basement and walk-up attic provide substantial storage, while forced-air natural gas heat and public water serve the property.
Outdoor improvements include a covered front porch, multi-level rear deck, fenced yard, detached two-car garage, and triple-wide driveway. The upper unit is tenant-occupied and produces rental income. The property occupies 0.1205 acres in North Buffalo, near Hertel Avenue and Delaware Park.
Outdoor improvements include a covered front porch, multi-level rear deck, fenced yard, detached two-car garage, and triple-wide driveway. The upper unit is tenant-occupied and produces rental income. The property occupies 0.1205 acres in North Buffalo, near Hertel Avenue and Delaware Park.
Key Highlights
- Two‑unit duplex with 2560 square feet of building area
- Three bedrooms and one full bathroom in each unit
- Detached two‑car garage with triple‑wide driveway
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
$25,402
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
8.47%
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%
$508,040
$508.0K
Cap Rate 7%
$362,886
$362.9K
Cap Rate 9%
$282,244
$282.2K
Market Conditions
NOI Build-Up for 2,560 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
$38.4K $15.00/SF
− Vacancy
−$2.1K −$0.83/SF
EGI
$36.3K $14.17/SF
− OpEx
−$10.9K −$4.25/SF
NOI
$25.4K $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 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%
$508,040
Cap Rate 7%
$362,886
Cap Rate 9%
$282,244
Alternative Uses
Best Use
Multifamily LT 5
$362.9K
$317.5K – $423.4K
NOI $25,402 @ 7.0% cap · market cap 8.47%
Second Best
Apartment 5plus
$334.2K
$292.5K – $390.0K
NOI $23,397 @ 7.0% cap · market cap 7.80%
Theoretical Best
Office A
$615.6K
$538.7K – $718.2K
NOI $43,094 @ 7.0% cap · market cap 14.37%
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
1,098
Businesses Nearby
Explore this area
Business Placement
Demographics for 14216, NY
22,979
Population
12,773
Households
1.8
Avg Household Size
37
Median Age
54%
College-Educated
94%
High-School Grad
2.8 sq mi
ZIP Area
8,207
Density / Sq Mi
$70,260
Median Household Income
$47,823
Median Earnings
$1,152
Median Rent
$260,700
Median Home Value
Check the figures for this property
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 - Two-unit property with a tenant-occupied upper residence, private outdoor areas, and flexible owner-occupancy potential.
Where is this duplex located?
The property is located at 454 Colvin Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Two‑unit duplex with 2560 square feet of building area; Three bedrooms and one full bathroom in each unit; Detached two‑car garage with triple‑wide driveway
