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Allentown Two-Family Property with Garage

46 Park Street, Buffalo, NY 14201

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For Sale

$329,900

MULTI_FAMILY - Other - Buffalo, NY

Property size:

1,695 SF

Lot size:

0.07 Acres

Price / SF:

$194/SF

HighLights

Two‑family property with a front townhouse‑style apartment and a separate rear 1‑bedroom apartment with direct backyard access
Two‑car garage accessed from De Rutte Alley
Total year built 1880 with wood siding exterior and asphalt shingle roof
Public utilities with separate utilities reported; water source is public
Interior features include ceiling fans, tile and hardwood flooring, and a fireplace
Outdoor amenities include a fenced yard plus a patio and porch; includes open parking and a gas water heater

We can help!

Listing Contact

Joseph G Saccone

For Sale

$329,900

MULTI_FAMILY - Other - Buffalo, NY

Property size:

1,695 SF

Lot size:

0.07 Acres

Price / SF:

$194/SF

Added:: May 29, 2026
Days on Market:: 27
Last Refresh:: Jun 24 at 1:06 am

Property Features for 46 Park Street

General Information

Property type: Residential Multi Family
Property subtype: Other
Bedrooms: 3
Bathrooms: 3
Rooms: Bathroom 2, Bathroom 1, Bedroom 2, Basement, Bathroom 3, Bedroom 3, Bedroom 1
Parking features: Open
Patio and Porch features: Porch, Patio
Interior features: CeilingFans
Exterior features: Fence, Patio
Fencing: Fenced
Fireplace: 1
Appliances: GasWaterHeater
Standard status: Active
APN: 140200-100-770-0007-016-000
Size: 1,695 SF
Lot size: 0.07 Acres

Taxes and HOA fees

Tax Annual Amount: 3014

Utilities

Heating system: Hot Water(Heating), Natural Gas, Baseboard
Water source: Public

Building Details

Year built: 1880
Floors in Building: 1
Number of units: 2
Flooring type: Varies, Hardwood, Tile
Building materials: WoodSiding, CopperPlumbing, PexPlumbing
Roof type: Asphalt
Architectural style: Other

We can help!

Listing Contact

Joseph G Saccone

Listing agent Joseph G Saccone License #40SA1032884

Listing office Keller Williams Realty WNY 5500 Main St. Ste. 108, Williamsville, NY

Listing date May 29, 2026

MLS# B1685168 Listing URL

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.

HighLights

Two‑family property with a front townhouse‑style apartment and a separate rear 1‑bedroom apartment with direct backyard access
Two‑car garage accessed from De Rutte Alley
Total year built 1880 with wood siding exterior and asphalt shingle roof
Public utilities with separate utilities reported; water source is public
Interior features include ceiling fans, tile and hardwood flooring, and a fireplace
Outdoor amenities include a fenced yard plus a patio and porch; includes open parking and a gas water heater

Overview

Located in the heart of Buffalo's historic Allentown neighborhood, this two-family property offers a blend of character, flexibility, and income potential. The front townhouse-style apartment features an open-concept first floor with a living area, kitchen with cabinets, and a half bath. Upstairs are two bedrooms, a full bath, an open flex space suitable for a home office, and a walk-in attic for private storage. The rear apartment offers a one-bedroom layout with a living room and direct access to the backyard. Outside, there is a patio. The property includes a two-car garage accessed from De Rutte Alley. With separate utilities and flexible living space, this property is suitable for owner-occupants and investors. It is a short walk from Downtown Buffalo, the Buffalo Niagara Medical Campus, and restaurants including Billy Club, Beacon Grille, Casa Azul and Bettys. The property size is 1695 square feet and the lot size is 0.0675 acres.

Local Financial Insights For Office B

Simulate Cap Rate and NOI

NOI Build-Up

Component	$	$/SF
Gross rent	$34.6k	$20.40
− Vacancy	−$6.4k	−$3.77
EGI	$28.2k	$16.63
− OpEx	−$7.0k	−$4.16
NOI	$21.1k	$12.47

1,695 SF · lease $20.40/SF/yr · vacancy 18.50% · expense 25.00%

Alternative Uses

Best Use

Office B

$301.9K

$264.2K – $352.3K (±1% cap)

NOI $21,136 @ 7.0% cap · market cap 6.41%

Second Best

Mixed Use

$261.5K

$228.8K – $305.1K (±1% cap)

NOI $18,306 @ 7.0% cap · market cap 5.55%

Theoretical Best

Office A

$407.6K

$356.7K – $475.6K (±1% cap)

NOI $28,533 @ 7.0% cap · market cap 8.65%

Zoning and permitted uses should be independently verified with local authorities.

Property Profile Location Intelligence

Current Use by Public Records

Duplexes

Suggested Use

Location Insight

Map
Local Demand

City: Buffalo
County: Erie
State: New York
Longitude: -78.737024
Latitude: 42.892616

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For sale
Duplexes
NY
Buffalo
14201
46 Park Street

What type of property is this?

Duplex - Charming two-family property in Buffalo's historic Allentown neighborhood.

Where is this duplex located?

The property is located at 46 Park Street Buffalo, NY.

What is the asking price?

The asking price for this property is $329,900.

What are key features of this property?

This property features: Two‑family property with a front townhouse‑style apartment and a separate rear 1‑bedroom apartment with direct backyard access; Two‑car garage accessed from De Rutte Alley; Total year built 1880 with wood siding exterior and asphalt shingle roof

46 Park Street, Buffalo, NY 14201

MULTI_FAMILY - Other - Buffalo, NY

Property Features for 46 Park Street

General Information

Taxes and HOA fees

Utilities

Building Details

We can help!

HighLights

Overview

Local Financial Insights For Office B

Simulate Cap Rate and NOI

Alternative Uses

Current Use by Public Records

Suggested Use

Location Insight

Nearby Similar for Sale

Flex Office/Warehouse with Drive-In Doors

Multi-Unit Office Building with Pylon Signage

Brick Live-Work Building with Apartment

Five-Unit Mixed-Use Building

Freestanding Auto Repair Shop

Turnkey Restaurant on Main Street

Versatile Commercial Building in Buffalo

Restaurant and Bar Building Opportunity

Two-Building Office Suite Property

Mixed-Use Restaurant and Warehouse

Quadplex Residential Income Property

Harlem Road Commercial Opportunity

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