Updated Duplex with Stone
For Sale
$209,900
507 Glenwood Avenue, Buffalo, NY 14208
Two-level duplex with renovated bathrooms, updated plumbing, and one vacant unit.
Property Size2,020 SF
Days on Market65
Property Features for 507 Glenwood Avenue
General Information
Standard status
Active
Size
2,020 SF
Property subtype
Multi Family Home
Taxes and HOA fees
Annual Taxes
$919
Building Details
Building Size
2,020 SF
Year Built
1910
Buildings
1
Stories
2
Units
2
Listing Agency:
Keller Williams Realty WNY
(716) 946-2700
Listed By:
Syed J Rizvi · License #10401279412
(716) 946-2700
Source:
Homeprocny
Added: Jun 26
Changed: Aug 28
Last Checked: Aug 28 at 11:31AM
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 Keller Williams Realty WNY
Investment Insights
Based on property information with market context.
This duplex at 507 Glenwood Ave includes 2,020 square feet across an upstairs and downstairs layout. The property has received extensive updates, including new drywall, insulation, plumbing, bathrooms with tile finishes, roofing, heating equipment, and hot water tanks. A solid stone foundation serves the structure, which was built in 1910.
The downstairs unit is occupied, while the upstairs unit is vacant. Positioned on a corner lot in Buffalo, the property offers a two-unit configuration with a mix of existing occupancy and available living space.
The downstairs unit is occupied, while the upstairs unit is vacant. Positioned on a corner lot in Buffalo, the property offers a two-unit configuration with a mix of existing occupancy and available living space.
Key Highlights
- 2,020‑square‑foot duplex built in 1910
- New drywall and added insulation
- Updated plumbing and tiled bathrooms
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
$18,461
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
8.80%
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%
$369,220
$369.2K
Cap Rate 7%
$263,729
$263.7K
Cap Rate 9%
$205,122
$205.1K
Market Conditions
NOI Build-Up for 2,020 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
$35.1K $17.40/SF
− Vacancy
−$1.6K −$0.78/SF
EGI
$33.6K $16.62/SF
− OpEx
−$15.1K −$7.48/SF
NOI
$18.5K $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%
$369,220
Cap Rate 7%
$263,729
Cap Rate 9%
$205,122
Alternative Uses
Best Use
Multifamily LT 5
$286.3K
$250.5K – $334.1K
NOI $20,043 @ 7.0% cap · market cap 9.55%
Second Best
Apartment 5plus
$263.7K
$230.8K – $307.7K
NOI $18,461 @ 7.0% cap · market cap 8.80%
Theoretical Best
Office A
$485.8K
$425.1K – $566.7K
NOI $34,004 @ 7.0% cap · market cap 16.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
644
Businesses Nearby
Explore this area
Business Placement
Demographics for 14208, NY
12,088
Population
5,884
Households
2.1
Avg Household Size
33
Median Age
23%
College-Educated
85%
High-School Grad
1.2 sq mi
ZIP Area
10,073
Density / Sq Mi
$46,940
Median Household Income
$23,804
Median Earnings
$932
Median Rent
$118,900
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-level duplex with renovated bathrooms, updated plumbing, and one vacant unit.
Where is this duplex located?
The property is located at 507 Glenwood Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $209,900.
What are key features of this property?
This property features: 2,020‑square‑foot duplex built in 1910; New drywall and added insulation; Updated plumbing and tiled bathrooms
