Updated Two-Unit
For Sale
$529,900
Pending
4611 Shisler Road, Clarence, NY 14031
Residential, Clarence, NY
Property Size2,796 SF
Lot Size0.57 Acres
Days on Market47
Property Features for 4611 Shisler Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential 2 Unit
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 5, Bathroom 3, Bathroom 1, Bedroom 4, Basement, Bedroom 1, Bathroom 2, Bedroom 2, Bedroom 3
Parking features
Open
Window features
Skylight(s)
Patio and Porch features
Patio, Porch, Deck
Interior features
SlidingGlassDoors, Skylights
Exterior features
Deck, FullyFenced, Pool, Patio, PrivateYard
Fencing
Fenced
Fireplace
1
Appliances
GasWaterHeater
Lot features
Rectangular, Rectangular Lot, Residential Lot
Elementary school
Harris Hill Elementary
Middle school
Clarence Middle
High school
Clarence Senior High
Elementary school district
Clarence
Middle school district
Clarence
High school district
Clarence
Directions
South of Main St. Shisler Rd
Subdivision
Clarence-143200
Standard status
Pending
APN
143200-072-130-0002-003-210
Size
2,796 SF
Lot size
0.57 Acres
Taxes and HOA fees
Tax Annual Amount
7339
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Natural Gas
Cooling system
Wall Unit(s), Central Air
Water source
Public
Amenities
pool
deck
gazebo
storage shed
private balcony
fireplace
skylights
fenced yard
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Flooring type
Tile, Varies, Vinyl, Carpet
Building materials
Stone, VinylSiding
Roof type
Asphalt
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 668-2500
Listed By:
Rachel Y Simme · License #10401245223
(716) 860-2458
Added: Jul 21
Changed: Sep 2
Last Checked: Sep 5 at 5:06PM
MLS# B1700502
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 2,796-square-foot duplex includes a three-bedroom, two-bathroom primary residence and a renovated two-bedroom, one-bathroom secondary unit. The larger unit offers open living and dining areas, a fireplace, skylights, sliding glass doors, an updated kitchen with quartz countertops, and a primary suite with an ensuite bath. The second residence has its own entrance, driveway, utilities, and refreshed kitchen, supporting flexible occupancy or rental arrangements.
Set on 0.57 acres in Clarence, the property includes a fenced yard with an in-ground pool, new liner, updated equipment, deck, gazebo, balcony, and storage shed. Front and rear garage doors provide access to the backyard. The home is near the Clarence Bike Path and Main Street shops and restaurants, with public water service and a septic system.
Set on 0.57 acres in Clarence, the property includes a fenced yard with an in-ground pool, new liner, updated equipment, deck, gazebo, balcony, and storage shed. Front and rear garage doors provide access to the backyard. The home is near the Clarence Bike Path and Main Street shops and restaurants, with public water service and a septic system.
Key Highlights
- 2,796‑square‑foot duplex on 0.57 acres
- Three‑bedroom, two‑bathroom main unit plus renovated two‑bedroom, one‑bathroom second unit
- Separate entrance, driveway, and utilities for the secondary unit
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
$17,977
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
3.39%
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%
$359,540
$359.5K
Cap Rate 7%
$256,814
$256.8K
Cap Rate 9%
$199,744
$199.7K
Market Conditions
NOI Build-Up for 2,796 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
$38.6K $13.80/SF
− Vacancy
−$12.9K −$4.61/SF
EGI
$25.7K $9.19/SF
− OpEx
−$7.7K −$2.76/SF
NOI
$18.0K $6.43/SF
Area
Erie County, NY
Vacancy
33.44%
Lease Rate
$13.80 /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%
$359,540
Cap Rate 7%
$256,814
Cap Rate 9%
$199,744
Alternative Uses
Best Use
Multifamily LT 5
$256.8K
$224.7K – $299.6K
NOI $17,977 @ 7.0% cap · market cap 3.39%
Second Best
Apartment 5plus
$230.6K
$201.8K – $269.1K
NOI $16,143 @ 7.0% cap · market cap 3.05%
Theoretical Best
Office A
$611.2K
$534.8K – $713.1K
NOI $42,786 @ 7.0% cap · market cap 8.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
203
Businesses Nearby
Explore this area
Business Placement
Demographics for 14031, NY
9,983
Population
4,539
Households
2.2
Avg Household Size
51
Median Age
51%
College-Educated
98%
High-School Grad
19.4 sq mi
ZIP Area
515
Density / Sq Mi
$99,639
Median Household Income
$59,366
Median Earnings
$930
Median Rent
$324,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Flexible duplex with renovated interiors, independent entrances, and a private outdoor setting featuring a pool and deck.
Where is this duplex located?
The property is located at 4611 Shisler Road Clarence, NY.
What is the asking price?
The asking price for this property is $529,900.
What are key features of this property?
This property features: 2,796‑square‑foot duplex on 0.57 acres; Three‑bedroom, two‑bathroom main unit plus renovated two‑bedroom, one‑bathroom second unit; Separate entrance, driveway, and utilities for the secondary unit
