Updated Duplex with Private
For Sale
$199,000
47 Maple Street, Lackawanna, NY 14218
Two separate units offer individual utilities and basement laundry hookups, with a private backyard and front porch.
Property Size1,932 SF
Days on Market57
Property Features for 47 Maple Street
General Information
Standard status
Active
Size
1,932 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,422
Building Details
Building Size
1,932 SF
Year Built
1922
Listing Agency:
MJ Peterson Real Estate Inc.
(716) 912-8401
Listed By:
Lisa Simme · License #10401293657
(716) 912-8401
Source:
Highfallssir
Added: Jun 25
Changed: Aug 14
Last Checked: Aug 19 at 3:59PM
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 MJ Peterson Real Estate Inc.
Investment Insights
Based on property information with market context.
Built in 1922, this duplex contains upper and lower residences with matching layouts: each offers 3 bedrooms, 1 bath, a kitchen, living room, and formal dining space. Separate washer and dryer hookups are provided for each unit in the basement, and the residences have separate utilities. The upper unit has been recently updated, while the roof is three years old. A front porch and private backyard add usable outdoor space.
The property is directly across from Avery playground, which includes a basketball court and baseball field. Botanical Gardens, restaurants, and shops are within walking distance, providing access to nearby recreational, dining, and retail destinations.
The property is directly across from Avery playground, which includes a basketball court and baseball field. Botanical Gardens, restaurants, and shops are within walking distance, providing access to nearby recreational, dining, and retail destinations.
Key Highlights
- Duplex with upper and lower units, each offering 3 bedrooms and 1 bath
- Separate utilities for each unit
- Basement includes separate washer and dryer hookups for each residence
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
$17,657
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
8.87%
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%
$353,140
$353.1K
Cap Rate 7%
$252,243
$252.2K
Cap Rate 9%
$196,189
$196.2K
Market Conditions
NOI Build-Up for 1,932 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
$33.6K $17.40/SF
− Vacancy
−$1.5K −$0.78/SF
EGI
$32.1K $16.62/SF
− OpEx
−$14.4K −$7.48/SF
NOI
$17.7K $9.14/SF
Area
Buffalo, NY
Vacancy
4.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
45.00%
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%
$353,140
Cap Rate 7%
$252,243
Cap Rate 9%
$196,189
Alternative Uses
Best Use
Multifamily LT 5
$273.9K
$239.6K – $319.5K
NOI $19,170 @ 7.0% cap · market cap 9.63%
Second Best
Apartment 5plus
$252.2K
$220.7K – $294.3K
NOI $17,657 @ 7.0% cap · market cap 8.87%
Theoretical Best
Office A
$464.6K
$406.5K – $542.1K
NOI $32,523 @ 7.0% cap · market cap 16.34%
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
473
Businesses Nearby
Explore this area
Business Placement
Demographics for 14218, NY
20,878
Population
9,478
Households
2.2
Avg Household Size
38
Median Age
21%
College-Educated
88%
High-School Grad
8.1 sq mi
ZIP Area
2,578
Density / Sq Mi
$50,484
Median Household Income
$36,457
Median Earnings
$829
Median Rent
$135,000
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 - Two separate units offer individual utilities and basement laundry hookups, with a private backyard and front porch.
Where is this duplex located?
The property is located at 47 Maple Street Lackawanna, NY.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: Duplex with upper and lower units, each offering 3 bedrooms and 1 bath; Separate utilities for each unit; Basement includes separate washer and dryer hookups for each residence
