Two-Unit Residential Income
539 Plymouth Avenue Buffalo, NY 14213
For Sale
$279,000
MULTI_FAMILY - Other - Buffalo, NY
Property Size2,360 SF
Lot Size0.10 Acres
Price / SF$118.22
Days on Market100
Property Features for 539 Plymouth Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Rooms
Bathroom 2, Bathroom 1, Basement, Bedroom 1, Bedroom 2, Bedroom 4, Bedroom 3
Parking features
Garage
Security features
Security
Interior features
Attic, CeilingFans, BedroomOnMainLevel
Exterior features
FullyFenced
Fencing
Fenced
Fireplace
1
Appliances
ElectricWaterHeater, GasWaterHeater, WaterSoftenerOwned
Standard status
Active
APN
140200-099-500-0003-047-000
Size
2,360 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Annual Amount
2268
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1910
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Varies, Tile, Hardwood, Carpet
Building materials
Frame, Stone
Roof type
Asphalt
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 559-9972
Listed By:
Sandra E DeVargas · License #10301214054
(716) 316-1629
Added: Apr 21
Changed: Jul 28
Last Checked: Jul 29 at 5:06PM
MLS# B1675003
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-unit duplex in Buffalo’s West Side offers a practical residential income setup with an owner-occupied lower unit and a rented upper unit on a month-to-month basis. The lower unit includes an eat-in kitchen with a stainless steel refrigerator, built-in stove and oven, a living room and dining room, and two bedrooms with one bathroom on the first level. It also features a first-floor laundry area for convenience, with remaining laundry hookups in the basement. The lower unit has ample storage, newer windows, and water softener and water purification systems. The upper unit is furnished and equipped with stainless appliances and includes one bedroom and one bathroom.
The property includes off-street parking, a detached garage, and a fenced backyard. Additional improvements noted include a roof approximately 9 years old and an electrical service update in June 2026. The owner has indicated the upper unit has been used as an Airbnb.
Situated on a lot sized at approximately 0.0956 acres, the property totals about 2,360 square feet, and is described as being close to D’Youville College, shopping, entertaining, and public transportation.
The property includes off-street parking, a detached garage, and a fenced backyard. Additional improvements noted include a roof approximately 9 years old and an electrical service update in June 2026. The owner has indicated the upper unit has been used as an Airbnb.
Situated on a lot sized at approximately 0.0956 acres, the property totals about 2,360 square feet, and is described as being close to D’Youville College, shopping, entertaining, and public transportation.
Key Highlights
- Two‑family home built in 1910 with both units offering multiple bedrooms and bathrooms, plus basement space
- Lower unit features an eat‑in kitchen and first‑floor laundry, with additional laundry hookups available in the basement
- Both water softener and water purification systems included (water softener owned)
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $35.4k | $15.00 |
| − Vacancy | −$1.9k | −$0.83 |
| EGI | $33.5k | $14.17 |
| − OpEx | −$10.0k | −$4.25 |
| NOI | $23.4k | $9.92 |
2,360 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%
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
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit duplex with off-street parking, a detached garage, and a fenced backyard, plus a roof approximately 9 years old.
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 home built in 1910 with both units offering multiple bedrooms and bathrooms, plus basement space; Lower unit features an eat‑in kitchen and first‑floor laundry, with additional laundry hookups available in the basement; Both water softener and water purification systems included (water softener owned)
