Updated Duplex with Finished Third
For Sale
$299,000
46 Beaumaris Place, Buffalo, NY 14207
Updated two-family property with renovated baths, finished third-floor space, and a two-and-a-half-car garage.
Property Size2,410 SF
Days on Market17
Property Features for 46 Beaumaris Place
General Information
Standard status
Active
Size
2,410 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$3,291
Amenities
finished 3rd floor
mini split HVAC/AC
original hardwood floors
decorative brick fireplaces
built-ins
stained glass windows
glass block basement
Building Details
Building Size
2,410 SF
Year Built
1915
Buildings
1
Listing Agency:
Keller Williams Realty WNY
Listed By:
Luigi Rodo · License #10301222030
(716) 913-5126
Source:
Highfallssir
Added: Sep 10
Changed: Sep 25
Last Checked: Sep 24 at 5:24PM
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 1915, this updated duplex offers two apartments with three bedrooms and one full bath in the lower unit, while the upper unit mirrors the layout. Both residences feature original hardwood floors, decorative brick fireplaces, built-ins, stained glass windows, and refreshed kitchens with stainless steel appliances. The upper kitchen also includes a tiled backsplash and open shelving.
A finished third floor adds flexible space, a full bath completed in 2020, mini-split HVAC/AC, recessed lighting, exposed brick, and LVP flooring. Additional improvements include replacement windows from 2023-2024, three renovated bathrooms completed in 2021, cellulose insulation installed in 2019, and a rebuilt upper front porch. The property also includes a clean basement with laundry hookups, washer and dryer, storage, and newer hot water tanks from 2025 and 2021.
The home is positioned near Elmwood Avenue, Elmwood Village, Amherst Street, and Black Rock, with restaurants, shops, cafes, Wegmans Markets, Buffalo State University, and Delaware Park within walking distance.
A finished third floor adds flexible space, a full bath completed in 2020, mini-split HVAC/AC, recessed lighting, exposed brick, and LVP flooring. Additional improvements include replacement windows from 2023-2024, three renovated bathrooms completed in 2021, cellulose insulation installed in 2019, and a rebuilt upper front porch. The property also includes a clean basement with laundry hookups, washer and dryer, storage, and newer hot water tanks from 2025 and 2021.
The home is positioned near Elmwood Avenue, Elmwood Village, Amherst Street, and Black Rock, with restaurants, shops, cafes, Wegmans Markets, Buffalo State University, and Delaware Park within walking distance.
Key Highlights
- Two‑family property with lower three‑bedroom, one‑bath apartment and matching upper layout
- Finished third floor includes full bath completed in 2020, mini‑split HVAC/AC, exposed brick, and LVP flooring
- Replacement windows installed in 2023‑2024; three bathrooms renovated in 2021
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
$23,913
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
8.00%
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%
$478,260
$478.3K
Cap Rate 7%
$341,614
$341.6K
Cap Rate 9%
$265,700
$265.7K
Market Conditions
NOI Build-Up for 2,410 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
$36.2K $15.00/SF
− Vacancy
−$2.0K −$0.83/SF
EGI
$34.2K $14.17/SF
− OpEx
−$10.2K −$4.25/SF
NOI
$23.9K $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%
$478,260
Cap Rate 7%
$341,614
Cap Rate 9%
$265,700
Alternative Uses
Best Use
Multifamily LT 5
$341.6K
$298.9K – $398.6K
NOI $23,913 @ 7.0% cap · market cap 8.00%
Second Best
Apartment 5plus
$314.7K
$275.3K – $367.1K
NOI $22,026 @ 7.0% cap · market cap 7.37%
Theoretical Best
Office A
$579.6K
$507.1K – $676.2K
NOI $40,569 @ 7.0% cap · market cap 13.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
911
Businesses Nearby
Explore this area
Business Placement
Demographics for 14207, NY
26,006
Population
11,317
Households
2.3
Avg Household Size
32
Median Age
19%
College-Educated
79%
High-School Grad
3.9 sq mi
ZIP Area
6,668
Density / Sq Mi
$38,951
Median Household Income
$33,851
Median Earnings
$943
Median Rent
$111,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Updated two-family property with renovated baths, finished third-floor space, and a two-and-a-half-car garage.
Where is this duplex located?
The property is located at 46 Beaumaris Place Buffalo, NY.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Two‑family property with lower three‑bedroom, one‑bath apartment and matching upper layout; Finished third floor includes full bath completed in 2020, mini‑split HVAC/AC, exposed brick, and LVP flooring; Replacement windows installed in 2023‑2024; three bathrooms renovated in 2021
