Building Details

Building Size 1,592 SF

Year Built 1949

Listing Agency: Howard Hanna WNY Inc.

Listed By: Cynthia J Durkin · License #10301217545 Show Phone

Source: Highfallssir

Added: Jun 17 Changed: Oct 31 Last Checked: Nov 1 at 11:53AM

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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 Howard Hanna WNY Inc.

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Investment Insights

Based on property information with market context.

This side-by-side duplex sits on 9.3 acres and offers two separate homes under one roof. Each unit has two bedrooms and one full bath, with separate utilities and basements. The owner’s unit has been renovated with an open concept main living area featuring a wood beam, an updated kitchen with soft-close cabinetry, luxury vinyl flooring, and newer appliances that will remain. The remodeled bathroom includes a new larger tub with surround, skylight, and a granite-topped vanity. The primary bedroom also features a generous walk-in closet. The tenant’s unit offers its own character, including a pallet accent wall in the living room and some newer windows.

Outside, the property includes a 10-year-old 40 x 56 pole barn with a concrete floor and electric, plus extra garage doors on the side and in the back for added convenience. There is also a storage shed, a cleared area, and a protected wooded area in the back, balancing usable land with natural space.

Lot frontage shown in tax records does not reflect correct frontage; refer to the assessors map for clarification of what is indicated in the listing. The property was built in 1949.

Key Highlights

• Side‑by‑side duplex on 9.3 acres
• Both units have two bedrooms and one full bath with separate utilities and basements
• Renovated owner’s unit with open concept living area and wood beam

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$13,982

Cap Rate

3.92%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$279,640 $279.6K

Cap Rate 7%

$199,743 $199.7K

Cap Rate 9%

$155,356 $155.4K

Is this asking price fair?

Market Conditions

NOI Build-Up for 1,592 SF

Gross rent

$21.4K $13.44/SF

− Vacancy

−$1.4K −$0.89/SF

EGI

$20.0K $12.55/SF

− OpEx

−$6.0K −$3.76/SF

NOI

$14.0K $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 Rate 5%

$279,640

Cap Rate 7%

$199,743

Cap Rate 9%

$155,356

Alternative Uses

Best Use

Multifamily LT 5

$199.7K

$174.8K – $233.0K (±1% cap)

NOI $13,982 @ 7.0% cap · market cap 3.92%

Second Best

Apartment 5plus

$177.3K

$155.1K – $206.8K (±1% cap)

NOI $12,410 @ 7.0% cap · market cap 3.48%

Theoretical Best

Warehouse

$1.35M

$1.18M – $1.58M (±1% cap)

NOI $94,690 @ 7.0% cap · market cap 26.52%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Lease Details

Yes

Paved road access

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

1

Businesses Nearby

Explore this area Business Placement

Demographics for 14067, NY

4,820

Population

1,933

Households

2.5

Avg Household Size

45

Median Age

28%

College-Educated

92%

High-School Grad

49.3 sq mi

ZIP Area

98

Density / Sq Mi

$90,625

Median Household Income

$53,210

Median Earnings

$814

Median Rent

$178,400

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

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Frequently Asked Questions

What type of property is this?

Duplex - Updated owner unit and separate-utility tenant unit in a side-by-side duplex, plus a pole barn for storage or workshop space.

Where is this duplex located?

The property is located at 4877 Royalton Center Rd Royalton, NY.

What is the asking price?

The asking price for this property is $357,000.

What are key features of this property?

This property features: Side‑by‑side duplex on 9.3 acres; Both units have two bedrooms and one full bath with separate utilities and basements; Renovated owner’s unit with open concept living area and wood beam