Remodeled Duplex with Detached
For Sale
$149,900
Pending
461 22nd Street, Niagara Falls, NY 14303
Residential, Niagara Falls, NY
Property Size1,480 SF
Lot Size0.08 Acres
Days on Market55
Property Features for 461 22nd Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bedroom 2, Bedroom 4, Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 3
Parking features
On Street, Driveway
Interior features
CeilingFans
Appliances
GasWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Niagara Falls
Middle school district
Niagara Falls
High school district
Niagara Falls
Directions
Grand to 22nd or GPS
Subdivision
Niagara Falls-City-291100
Standard status
Pending
APN
291100-159-033-0003-068-000
Size
1,480 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
2516
Utilities
Heating system
Baseboard, Natural Gas
Water source
Public
Building Details
Year built
1925
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Building materials
Brick
Roof type
Shingle, Asphalt
Listing Agency:
Prestige Family Realty
(716) 389-3524
Listed By:
Andrew M Pietrantoni · License #10401374801
(716) 287-6965
Added: Aug 12
Changed: Sep 30
Last Checked: Oct 5 at 3:06AM
MLS# B1706352
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.
This 1,480-square-foot brick duplex, built in 1925, contains two distinct residential units. The lower apartment includes three bedrooms and one full bathroom, while the upper apartment provides one bedroom and one full bathroom. Both units have updated bathrooms, new vinyl flooring, and vinyl windows. A detached garage adds storage capacity, and the property also includes a basement.
Heating is provided by natural-gas baseboard systems. The roof is asphalt shingle, with public water service in place. Parking consists of a driveway and on-street spaces. Set on a 0.0813-acre lot, the completed renovations support use as a two-unit rental or an owner-occupied residence with an additional income-producing unit.
Heating is provided by natural-gas baseboard systems. The roof is asphalt shingle, with public water service in place. Parking consists of a driveway and on-street spaces. Set on a 0.0813-acre lot, the completed renovations support use as a two-unit rental or an owner-occupied residence with an additional income-producing unit.
Key Highlights
- 1,480 SF duplex with three‑bedroom lower unit and one‑bedroom upper unit
- Both apartments include updated bathrooms, new vinyl flooring, and vinyl windows
- Large detached garage provides additional storage
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
$12,998
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
8.67%
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%
$259,960
$260.0K
Cap Rate 7%
$185,686
$185.7K
Cap Rate 9%
$144,422
$144.4K
Market Conditions
NOI Build-Up for 1,480 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
$19.9K $13.44/SF
− Vacancy
−$1.3K −$0.89/SF
EGI
$18.6K $12.55/SF
− OpEx
−$5.6K −$3.76/SF
NOI
$13.0K $8.78/SF
Area
Niagara County, NY
Vacancy
6.65%
Lease Rate
$13.44 /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%
$259,960
Cap Rate 7%
$185,686
Cap Rate 9%
$144,422
Alternative Uses
Best Use
Multifamily LT 5
$185.7K
$162.5K – $216.6K
NOI $12,998 @ 7.0% cap · market cap 8.67%
Second Best
Apartment 5plus
$164.8K
$144.2K – $192.3K
NOI $11,537 @ 7.0% cap · market cap 7.70%
Theoretical Best
Warehouse
$1.26M
$1.10M – $1.47M
NOI $88,029 @ 7.0% cap · market cap 58.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
814
Businesses Nearby
Explore this area
Business Placement
Demographics for 14303, NY
5,958
Population
3,505
Households
1.7
Avg Household Size
38
Median Age
16%
College-Educated
82%
High-School Grad
2.7 sq mi
ZIP Area
2,207
Density / Sq Mi
$45,519
Median Household Income
$34,623
Median Earnings
$845
Median Rent
$78,200
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 brick property with refreshed interiors, separate living spaces, and public water service.
Where is this duplex located?
The property is located at 461 22nd Street Niagara Falls, NY.
What is the asking price?
The asking price for this property is $149,900.
What are key features of this property?
This property features: 1,480 SF duplex with three‑bedroom lower unit and one‑bedroom upper unit; Both apartments include updated bathrooms, new vinyl flooring, and vinyl windows; Large detached garage provides additional storage
