Upper-Lower Duplex with Detached
544 Lasalle Avenue, Buffalo, NY 14215
New
MULTI_FAMILY - Other - Buffalo, NY
Property size:
2,228 SFLot size:
0.09 AcresPrice / SF:
$134/SF- Added:
- Jun 30, 2026
- Days on Market:
- 7
- Last Refresh:
- Jul 6 at 1:06 am
Property Features for 544 Lasalle Avenue
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Bedrooms
- 6
- Bathrooms
- 2
- Rooms
- Bedroom 4, Bathroom 2, Bathroom 1, Basement, Bedroom 1, Bedroom 5, Bedroom 2, Bedroom 6, Bedroom 3
- Parking features
- Open, Garage
- Patio and Porch features
- Porch, Patio
- Interior features
- CeilingFans, Storage, NaturalWoodwork
- Exterior features
- Balcony, Patio
- Fireplace
- 1
- Appliances
- GasWaterHeater
- Standard status
- Active
- 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
- Forced Air, Natural Gas
- Water source
- Public
Building Details
- Year built
- 1920
- Floors in Building
- 3
- Number of units
- 2
- Flooring type
- Laminate, Tile, Hardwood, Varies, Carpet, Vinyl
- Building materials
- AluminumSiding, VinylSiding, CopperPlumbing, PexPlumbing
- Roof type
- Shingle
- Architectural style
- Other
- Additional Structures
- Storage
Listing agent John M Fox License #40FO1013405 (716) 481-6464
Listing office MJ Peterson Real Estate Inc. 4703 Transit Road, NY (716) 668-7000
Listing date Jun 30, 2026
MLS# B1692347
Listing URL
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.
HighLights
- Well‑maintained upper/lower duplex (year built 1920) with 3 bedrooms and 1 full bath on both levels
- Almost 1,200 SF per floor: upper and lower units each with 3BD/1BA layouts
- Upper has been completely remodeled front to back and was never occupied; lower remodeled several years prior
- Clean and dry basement with 7 ft ceilings; basement drainage waterproofing and sump pump with transferable warranty
- Recent updates include siding, windows, garage, concrete double‑wide driveway, roof (approx. 10 years old), electrical and plumbing
- 2.5‑car detached garage plus fully fenced yard and large concrete patio; includes balcony and porch
Overview
This well maintained upper-lower duplex provides two separate residences with a basement area that features 7-foot ceilings. The upper unit has been completely remodeled front to back and is noted as never occupied, while the lower unit was remodeled several years prior. Updates called out in the remarks include siding, windows, garage improvements, concrete driveway, and a roof approximately 10 years old, along with basement drainage waterproofing and sump pump, electrical and plumbing components, furnaces, hot water tanks, and glass block windows.
The property includes a low-maintenance vinyl sided exterior and off-street parking supported by a double-wide concrete driveway leading to a newer 2.5-car detached garage. Outdoor space includes a fully fenced yard and a large concrete patio. The listing is described as being in close proximity to UB City South Campus, UB Dental School, a VA Medical Hospital corridor, and Grover Cleveland Golf Course, with University and Kensington District referenced in the remarks.
This configuration can support owner-occupancy or rental use given the layout of two distinct units, plus a clean and dry basement described as having a transferable warranty. With the substantial recent improvements, the property is positioned for tenants who value updated interiors and practical, low-maintenance exterior features such as parking, fencing, and a usable patio.
The property includes a low-maintenance vinyl sided exterior and off-street parking supported by a double-wide concrete driveway leading to a newer 2.5-car detached garage. Outdoor space includes a fully fenced yard and a large concrete patio. The listing is described as being in close proximity to UB City South Campus, UB Dental School, a VA Medical Hospital corridor, and Grover Cleveland Golf Course, with University and Kensington District referenced in the remarks.
This configuration can support owner-occupancy or rental use given the layout of two distinct units, plus a clean and dry basement described as having a transferable warranty. With the substantial recent improvements, the property is positioned for tenants who value updated interiors and practical, low-maintenance exterior features such as parking, fencing, and a usable patio.
Local 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 | $33.4k | $15.00 |
| − Vacancy | −$1.8k | −$0.83 |
| EGI | $31.6k | $14.17 |
| − OpEx | −$9.5k | −$4.25 |
| NOI | $22.1k | $9.92 |
2,228 SF · lease $15.00/SF/yr · vacancy 5.50% · expense 30.00%
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 local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
Location Insight
- Map
- Local Demand
- City
- Buffalo
- County
- Erie
- State
- New York
- Longitude
- -78.811935
- Latitude
- 42.945218
Nearby Similar for Sale
FAQs
What type of property is this?
Duplex - Well maintained two-unit duplex offering two nearly 1,200-square-foot residences with remodeled upper and fenced outdoor space.
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 $300,000.
What are key features of this property?
This property features: Well‑maintained upper/lower duplex (year built 1920) with 3 bedrooms and 1 full bath on both levels; Almost 1,200 SF per floor: upper and lower units each with 3BD/1BA layouts; Upper has been completely remodeled front to back and was never occupied; lower remodeled several years prior
