Amherst 18-Unit Apartment
495 Wehrle Drive, Buffalo, NY 14225
Pristine 18-unit apartment complex with renovated units and upside potential.
Type:Apartment Complex
Property size:
16,344 SFPrice / SF:
$134/SF- Added:
- Nov 21, 2025
- Days on Market:
- 182
- Last Refresh:
- Apr 5 at 8:58 pm
Property Features for 495 Wehrle Drive
General Information
- Standard status
- Active
- Size
- 16,344 SF
- Property subtype
- Apartment Complex
Building Details
- Year Built
- 1958
Listing agent Heidi Nuessle License #10301212311 (716) 880-1917
Listing office Hunt Commercial - Buffalo (716) 880-1917
Listing date Nov 21, 2025
Source Huntcommercial
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 Commercial - Buffalo
HighLights
- 18‑unit all brick apartment complex in Amherst.
- 17 units have renovated kitchens with appliances and all bathrooms are fully renovated with custom ceramic tile.
- Separate utilities for each unit (except water).
- Updated windows, copper plumbing, updated electrical, and recent tear‑off roofs.
- Coin‑operated laundry in 2 buildings for additional income.
- Rents are below market with reliable tenants and no management issues.
Overview
This is an 18-unit apartment complex located in Amherst, comprising four 4-unit buildings and a 2-family structure with townhouse-style apartments and private basements. Each unit features 2 bedrooms and 1 bathroom. The units have separate utilities, excluding water. Seventeen units include renovated kitchens with appliances. All bathrooms have been updated with custom ceramic tile tub or shower surrounds. The units feature refinished hardwood floors and professionally finished surfaces. Each unit includes a porch or balcony. The property has updated windows, copper plumbing including drain lines, and brand-name plumbing fixtures. Electrical systems have been updated, and exterior doors on the 4-family buildings have been recently replaced. Recent tear-off roofs have been installed. Coin-operated laundry facilities are available in two of the buildings for additional income, accessible to all residents. The complex is in pristine condition with upside potential. The property is located on Wehrle Drive near Yvonne.
Financial Insights
Value Estimation Calculated for Apartment 5plus
Conservative
$1.66M
NOI $149,374 @ 9.00% cap · cautious / downside scenario
Moderate
$2.13M
NOI $149,374 @ 7.00% cap · market / base-case scenario
Aggressive
$2.99M
NOI $149,374 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
NOI Build-Up
- 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.
Calculated for Apartment 5plus
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $284.4k | $17.40 |
| − Vacancy | −$12.8k | −$0.78 |
| EGI | $271.6k | $16.62 |
| − OpEx | −$122.2k | −$7.48 |
| NOI | $149.4k | $9.14 |
16,344 SF · lease $17.40/SF/yr · vacancy 4.50% · expense 45.00%
Alternative Use Scenarios
Best Use
Apartment 5plus
$2.13M
$1.87M – $2.49M
NOI $149,374 @ 7.0% cap · market cap 6.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.93M
$3.44M – $4.59M
NOI $275,128 @ 7.0% cap · market cap 12.53%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Apartment buildings
Location Insight
- Map
- Local Demand
- City
- Buffalo
- County
- Erie
- State
- New York
- Longitude
- -78.7607
- Latitude
- 42.9498
Nearby Similar for Sale
FAQs
What type of property is this?
Apartment building - Pristine 18-unit apartment complex with renovated units and upside potential.
Where is this apartment building located?
The property is located at 495 Wehrle Drive Buffalo, NY.
What is the asking price?
The asking price for this property is $2,195,000.
What are key features of this property?
This property features: 18‑unit all brick apartment complex in Amherst.; 17 units have **renovated kitchens with appliances** and all **bathrooms are fully renovated with custom ceramic tile.**; Separate utilities for each unit (except water).
