Updated Duplex With Detached
For Sale
$299,990
Pending
544 Lasalle Avenue, Buffalo, NY 14215
Residential, Buffalo, NY
Property Size2,228 SF
Lot Size0.09 Acres
Days on Market56
Property Features for 544 Lasalle Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 6, Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 5, Bedroom 2, Bedroom 4, Basement
Parking features
Garage, Open
Patio and Porch features
Patio, Porch
Interior features
CeilingFans, Storage, NaturalWoodwork
Exterior features
Balcony, Patio
Fireplace
1
Appliances
GasWaterHeater
Subdivision
Holland Land Company's Su
Lot features
Rectangular, Rectangular Lot, Residential Lot, Ski In Ski Out
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
LaSalle between Main OR Bailey & Eggert. Located in the middle of everything, University/Kensington District, UB City South Campus, VA Medical hospital, UB Dental School and Grover Cleveland Golf Course - Location, Location, Location!
Standard status
Pending
APN
140200-079-730-0006-028-000
Size
2,228 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
2077
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1920
Floors in Building
3
Number of units
2
Flooring type
Laminate, Vinyl, Hardwood, Tile, Carpet, Varies
Building materials
AluminumSiding, VinylSiding, CopperPlumbing, PexPlumbing
Roof type
Shingle
Architectural style
Other
Additional Structures
Storage
Listing Agency:
MJ Peterson Real Estate Inc.
(716) 668-7000
Listed By:
John M Fox · License #40FO1013405
(716) 481-6464
Added: Jun 30
Changed: Aug 19
Last Checked: Aug 24 at 9:06PM
MLS# B1692347
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 residential property contains 2,228 square feet, with a three-bedroom, one-full-bath layout on each level. The upper unit has been remodeled throughout and has not been occupied, while the lower unit received updates several years earlier. A basement with 7-foot ceilings provides additional storage, and the property includes natural gas forced-air heat, separate furnaces, hot water tanks, and a gas water heater.
The 1920-built structure has vinyl and aluminum siding, updated windows, copper and PEX plumbing, a shingle roof, and a fully fenced yard. Exterior improvements include a concrete driveway, patio, porch, balcony, and a newer detached 2.5-car garage with open parking. The property is served by public water and includes basement drainage improvements, waterproofing, and a sump pump.
The address is in Buffalo’s University and Kensington District area, near UB City South Campus, the VA Medical Hospital corridor, UB Dental School, and Grover Cleveland Golf Course.
The 1920-built structure has vinyl and aluminum siding, updated windows, copper and PEX plumbing, a shingle roof, and a fully fenced yard. Exterior improvements include a concrete driveway, patio, porch, balcony, and a newer detached 2.5-car garage with open parking. The property is served by public water and includes basement drainage improvements, waterproofing, and a sump pump.
The address is in Buffalo’s University and Kensington District area, near UB City South Campus, the VA Medical Hospital corridor, UB Dental School, and Grover Cleveland Golf Course.
Key Highlights
- Two‑unit duplex with 2,228 square feet and three bedrooms plus one full bath on each level
- Upper unit fully remodeled; lower unit remodeled several years earlier
- Newer detached 2.5‑car garage, concrete driveway, and additional open parking
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
$22,107
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
7.37%
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%
$442,140
$442.1K
Cap Rate 7%
$315,814
$315.8K
Cap Rate 9%
$245,633
$245.6K
Market Conditions
NOI Build-Up for 2,228 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
$33.4K $15.00/SF
− Vacancy
−$1.8K −$0.83/SF
EGI
$31.6K $14.17/SF
− OpEx
−$9.5K −$4.25/SF
NOI
$22.1K $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%
$442,140
Cap Rate 7%
$315,814
Cap Rate 9%
$245,633
Alternative Uses
Best Use
Multifamily LT 5
$315.8K
$276.3K – $368.5K
NOI $22,107 @ 7.0% cap · market cap 7.37%
Second Best
Apartment 5plus
$290.9K
$254.5K – $339.4K
NOI $20,362 @ 7.0% cap · market cap 6.79%
Theoretical Best
Office A
$535.8K
$468.8K – $625.1K
NOI $37,505 @ 7.0% cap · market cap 12.50%
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
1,053
Businesses Nearby
Explore this area
Business Placement
Demographics for 14215, NY
42,447
Population
19,203
Households
2.2
Avg Household Size
33
Median Age
19%
College-Educated
87%
High-School Grad
4.8 sq mi
ZIP Area
8,843
Density / Sq Mi
$43,326
Median Household Income
$29,204
Median Earnings
$993
Median Rent
$102,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two three-bedroom units offer remodeled interiors, basement storage, and off-street parking for an owner-occupant or investor.
Where is this duplex located?
The property is located at 544 Lasalle Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $299,990.
What are key features of this property?
This property features: Two‑unit duplex with 2,228 square feet and three bedrooms plus one full bath on each level; Upper unit fully remodeled; lower unit remodeled several years earlier; Newer detached 2.5‑car garage, concrete driveway, and additional open parking
