Two-Unit Duplex with
For Sale
$279,000
539 Plymouth Avenue, Buffalo, NY 14213
Owner-occupied lower residence paired with a furnished upper apartment leased month to month.
Property Size2,360 SF
Days on Market115
Property Features for 539 Plymouth Avenue
General Information
Standard status
Active
Size
2,360 SF
Property subtype
Multi Family
Units
Unit Mix
1 x 4BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$2,268
Amenities
off-street parking
detached garage
fenced backyard
water softener
water purification system
first-floor laundry
Building Details
Building Size
2,360 SF
Year Built
1910
Listing Agency:
WNY Metro Roberts Realty
(716) 316-1629
Listed By:
Sandra E DeVargas · License #10301214054
(716) 316-1629
Source:
Highfallssir
Added: Apr 21
Changed: Aug 12
Last Checked: Aug 12 at 3:19PM
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 WNY Metro Roberts Realty
Investment Insights
Based on property information with market context.
Built in 1910, this two-family duplex includes an owner-occupied lower residence and a furnished upper apartment. The lower unit features an eat-in kitchen with stainless steel refrigerator, built-in stove and oven, living room, dining room, four bedrooms across two levels, and a first-floor bathroom. A laundry area is located on the first floor, with additional hookups in the basement, along with storage, newer windows, a water softener, and a water purification system.
The upper unit offers one bedroom, one bathroom, and stainless appliances; it is rented on a month-to-month basis. The property also includes a 9-year-old roof, off-street parking, a detached garage, and a fenced backyard. Located near D'Youville College, shopping, entertainment, and public transportation, the property is at 539 Plymouth Avenue in Buffalo, NY 14213. Main electrical service was updated June 2026.
The upper unit offers one bedroom, one bathroom, and stainless appliances; it is rented on a month-to-month basis. The property also includes a 9-year-old roof, off-street parking, a detached garage, and a fenced backyard. Located near D'Youville College, shopping, entertainment, and public transportation, the property is at 539 Plymouth Avenue in Buffalo, NY 14213. Main electrical service was updated June 2026.
Key Highlights
- Two‑family duplex built in 1910
- Lower unit includes four bedrooms across two levels and first‑floor laundry
- Furnished upper apartment with 1 bedroom and 1 bathroom, rented month to month
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
$23,417
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
8.39%
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%
$468,340
$468.3K
Cap Rate 7%
$334,529
$334.5K
Cap Rate 9%
$260,189
$260.2K
Market Conditions
NOI Build-Up for 2,360 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
$35.4K $15.00/SF
− Vacancy
−$1.9K −$0.83/SF
EGI
$33.5K $14.17/SF
− OpEx
−$10.0K −$4.25/SF
NOI
$23.4K $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%
$468,340
Cap Rate 7%
$334,529
Cap Rate 9%
$260,189
Alternative Uses
Best Use
Multifamily LT 5
$334.5K
$292.7K – $390.3K
NOI $23,417 @ 7.0% cap · market cap 8.39%
Second Best
Apartment 5plus
$308.1K
$269.6K – $359.5K
NOI $21,569 @ 7.0% cap · market cap 7.73%
Theoretical Best
Office A
$567.5K
$496.6K – $662.1K
NOI $39,727 @ 7.0% cap · market cap 14.24%
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
1,071
Businesses Nearby
Explore this area
Business Placement
Demographics for 14213, NY
25,834
Population
11,397
Households
2.3
Avg Household Size
30
Median Age
36%
College-Educated
81%
High-School Grad
1.9 sq mi
ZIP Area
13,597
Density / Sq Mi
$52,597
Median Household Income
$36,084
Median Earnings
$1,059
Median Rent
$192,300
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 - Owner-occupied lower residence paired with a furnished upper apartment leased month to month.
Where is this duplex located?
The property is located at 539 Plymouth Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $279,000.
What are key features of this property?
This property features: Two‑family duplex built in 1910; Lower unit includes four bedrooms across two levels and first‑floor laundry; Furnished upper apartment with 1 bedroom and 1 bathroom, rented month to month
