Updated Duplex with Finished Third
New
For Sale
$299,000
46 Beaumaris Place, Buffalo, NY 14207
Residential, Buffalo, NY
Property Size2,410 SF
Lot Size0.08 Acres
Price / SF$124.07
Days on Market3
Property Features for 46 Beaumaris Place
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bathroom 2, Bedroom 6, Bathroom 3, Bedroom 4, Bedroom 2, Bedroom 3, Bedroom 5, Bathroom 1, Basement
Parking features
Garage, Open
Patio and Porch features
Patio, Porch
Interior features
Attic, CeilingFans, CathedralCeilings, Storage, NaturalWoodwork
Exterior features
Balcony, FullyFenced, Patio
Fencing
Fenced
Appliances
GasWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
Elmwood - Woodette - Beaumaris
Subdivision
Buffalo City-140200
Standard status
Active
APN
140200-089-210-0006-029-000
Size
2,410 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
3291
Utilities
Heating system
Natural Gas, Ductless (Heating), Forced Air
Cooling system
Ductless
Water source
Public
Amenities
garage
driveway
finished 3rd floor
brick fireplace
stained glass windows
basement
laundry hookups
Building Details
Year built
1915
Floors in Building
2
Number of units
2
Flooring type
Tile, Hardwood, Vinyl, Laminate, Varies
Building materials
BlownInInsulation, Stone, VinylSiding, WoodSiding, CopperPlumbing
Roof type
Shingle
Architectural style
Other
Additional Structures
Storage
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Luigi Rodo · License #10301222030
(716) 913-5126
Added: Sep 10
Changed: Sep 12
Last Checked: Sep 12 at 6:06PM
MLS# B1713737
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 1915, this two-family property offers 2,410 square feet on a 0.0803-acre lot. The lower apartment includes three bedrooms, one full bath, an updated kitchen, rear sunroom, and refreshed flooring and paint. The upper unit mirrors the layout and includes a fully equipped kitchen with stainless steel appliances, tiled backsplash, and open shelving. Both apartments feature hardwood flooring, decorative brick fireplaces, built-ins, and stained-glass windows.
A finished third floor adds a full bath, mini-split HVAC and AC, recessed lighting, exposed brick, and LVP flooring. The property also includes a clean, dry basement with laundry hookups, washer and dryer, storage, and newer hot water tanks. Exterior improvements include replacement windows, vinyl siding, a rebuilt upper porch, a large concrete driveway, and a 2.5-car garage with storage, pedestrian access, and a power opener with keypad. Restaurants, shops, cafes, Wegmans Markets, Buffalo State University, Delaware Park, and the Elmwood Village are within walking distance.
A finished third floor adds a full bath, mini-split HVAC and AC, recessed lighting, exposed brick, and LVP flooring. The property also includes a clean, dry basement with laundry hookups, washer and dryer, storage, and newer hot water tanks. Exterior improvements include replacement windows, vinyl siding, a rebuilt upper porch, a large concrete driveway, and a 2.5-car garage with storage, pedestrian access, and a power opener with keypad. Restaurants, shops, cafes, Wegmans Markets, Buffalo State University, Delaware Park, and the Elmwood Village are within walking distance.
Key Highlights
- 2,410‑square‑foot duplex on a 0.0803‑acre lot
- Two apartments, each with 3 bedrooms and 1 full bath
- Finished 3rd floor includes a full bath, mini‑split HVAC/AC, and exposed brick
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
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
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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 renovated baths, updated kitchens, garage parking, and additional finished living space.
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: 2,410‑square‑foot duplex on a 0.0803‑acre lot; Two apartments, each with 3 bedrooms and 1 full bath; Finished 3rd floor includes a full bath, mini‑split HVAC/AC, and exposed brick
