Side-by-Side Duplex With
For Sale
$643,000
4615 Brompton Drive, Buffalo, NY 14219
Well-maintained duplex with separate utilities, full basements, and private outdoor areas for each unit.
Property Size2,664 SF
Days on Market17
Property Features for 4615 Brompton Drive
General Information
Standard status
Active
Size
2,664 SF
Total Parking Spaces
4
Property subtype
Multi Family Home
Units
Multifamily Units
2
Parking per Unit
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$12,996
Amenities
covered front porch
private concrete patio
full basement
ceramic tile flooring
custom cabinetry
granite countertops
half bath
mature landscaping
drainage system
Building Details
Building Size
2,664 SF
Year Built
2016
Buildings
1
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
HUNT Real Estate ERA
(716) 512-3425
Listed By:
Brian Hillery · License #10301221944
(716) 512-3425
Source:
Northstarwny
Added: Aug 4
Changed: Aug 17
Last Checked: Aug 19 at 2:56PM
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 HUNT Real Estate ERA
Investment Insights
Based on property information with market context.
Built in 2016, this side-by-side duplex offers two residential units with three bedrooms and a full bathroom upstairs in each. Both units include an oversized two-car garage, separate concrete driveway, covered front porch, private concrete patio, and full basement. Interior finishes include ceramic tile flooring on the first level, custom cabinetry, granite countertops, and a half bath. Appliances are included, and each unit has individual gas and electric meters.
The property sits on over half an acre in the Orchard Park School District and is within walking distance of the newly constructed Highmark Stadium. Mature landscaping and a professionally designed drainage system with 10-inch drains provide additional site improvements. Current tenants are month-to-month and pay their own gas and electric expenses. Showings require 24-hour notice and are available Tuesday, Thursday, Saturday, and Sunday from 12:00 PM to 6:30 PM.
The property sits on over half an acre in the Orchard Park School District and is within walking distance of the newly constructed Highmark Stadium. Mature landscaping and a professionally designed drainage system with 10-inch drains provide additional site improvements. Current tenants are month-to-month and pay their own gas and electric expenses. Showings require 24-hour notice and are available Tuesday, Thursday, Saturday, and Sunday from 12:00 PM to 6:30 PM.
Key Highlights
- Side‑by‑side duplex built in 2016
- Each unit includes 3 bedrooms, a full bathroom, and a half bath
- Oversized 2‑car garage and separate concrete driveway for each 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
$26,434
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
4.11%
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%
$528,680
$528.7K
Cap Rate 7%
$377,629
$377.6K
Cap Rate 9%
$293,711
$293.7K
Market Conditions
NOI Build-Up for 2,664 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
$40.0K $15.00/SF
− Vacancy
−$2.2K −$0.83/SF
EGI
$37.8K $14.17/SF
− OpEx
−$11.3K −$4.25/SF
NOI
$26.4K $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%
$528,680
Cap Rate 7%
$377,629
Cap Rate 9%
$293,711
Alternative Uses
Best Use
Multifamily LT 5
$377.6K
$330.4K – $440.6K
NOI $26,434 @ 7.0% cap · market cap 4.11%
Second Best
Apartment 5plus
$347.8K
$304.3K – $405.8K
NOI $24,347 @ 7.0% cap · market cap 3.79%
Theoretical Best
Office A
$640.6K
$560.6K – $747.4K
NOI $44,845 @ 7.0% cap · market cap 6.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
358
Businesses Nearby
Explore this area
Business Placement
Demographics for 14219, NY
11,593
Population
5,612
Households
2.1
Avg Household Size
42
Median Age
21%
College-Educated
94%
High-School Grad
6.9 sq mi
ZIP Area
1,680
Density / Sq Mi
$75,465
Median Household Income
$45,957
Median Earnings
$928
Median Rent
$181,800
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 - Well-maintained duplex with separate utilities, full basements, and private outdoor areas for each unit.
Where is this duplex located?
The property is located at 4615 Brompton Drive Buffalo, NY.
What is the asking price?
The asking price for this property is $643,000.
What are key features of this property?
This property features: Side‑by‑side duplex built in 2016; Each unit includes 3 bedrooms, a full bathroom, and a half bath; Oversized 2‑car garage and separate concrete driveway for each unit
