Duplex with Two
For Sale
$169,999
558 25th Street, Niagara Falls, NY 14301
Corner-lot property with separate utilities, fenced outdoor space, and flexible unit layouts.
Property Size1,600 SF
Days on Market25
Property Features for 558 25th Street
General Information
Standard status
Active
Size
1,600 SF
Property subtype
Duplex
Units
Unit Mix
1 x 1BR+bonus room, 1 x 2BR
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$1,800
Amenities
fully fenced yard
patio/fire pit area
mature trees
two garages
full basement
full attic
Building Details
Building Size
1,600 SF
Year Built
1924
Buildings
1
Listing Agency:
Keller Williams Realty WNY
(716) 578-7625
Listed By:
Tyrone DiMatteo · License #10401286049
(716) 578-7625
Source:
Highfallssir
Added: Jul 29
Changed: Aug 12
Last Checked: Aug 21 at 11:35AM
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 1924 duplex includes two distinct residences with bright living areas, eat-in kitchens, and updated flooring. The lower apartment has 1 bedroom plus a bonus room, while the upper apartment provides 2 bedrooms and a flexible floor plan. Each unit has separate furnaces, hot water tanks, and electric service.
The property is conveyed with 556 and 562 25th St., adding two parcels to the corner-lot setting. Together, the parcels create a fully fenced yard with mature trees, a patio and fire-pit area, an extended driveway, and substantial off-street parking. Two garages and storage areas support vehicle and household needs. A full basement and full attic provide additional storage space. The property is near local amenities, public transportation, and main routes.
The property is conveyed with 556 and 562 25th St., adding two parcels to the corner-lot setting. Together, the parcels create a fully fenced yard with mature trees, a patio and fire-pit area, an extended driveway, and substantial off-street parking. Two garages and storage areas support vehicle and household needs. A full basement and full attic provide additional storage space. The property is near local amenities, public transportation, and main routes.
Key Highlights
- Duplex sold with 556 and 562 25th St., creating a three‑parcel property
- Lower unit has 1 bedroom plus a bonus room; upper unit has 2 bedrooms
- Separate furnaces, hot water tanks, and electric service for each unit
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
$14,052
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
8.27%
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%
$281,040
$281.0K
Cap Rate 7%
$200,743
$200.7K
Cap Rate 9%
$156,133
$156.1K
Market Conditions
NOI Build-Up for 1,600 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
$21.5K $13.44/SF
− Vacancy
−$1.4K −$0.89/SF
EGI
$20.1K $12.55/SF
− OpEx
−$6.0K −$3.76/SF
NOI
$14.1K $8.78/SF
Area
Niagara County, NY
Vacancy
6.65%
Lease Rate
$13.44 /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%
$281,040
Cap Rate 7%
$200,743
Cap Rate 9%
$156,133
Alternative Uses
Best Use
Multifamily LT 5
$200.7K
$175.7K – $234.2K
NOI $14,052 @ 7.0% cap · market cap 8.27%
Second Best
Apartment 5plus
$178.2K
$155.9K – $207.9K
NOI $12,472 @ 7.0% cap · market cap 7.34%
Theoretical Best
Warehouse
$1.36M
$1.19M – $1.59M
NOI $95,166 @ 7.0% cap · market cap 55.98%
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
770
Businesses Nearby
Explore this area
Business Placement
Demographics for 14301, NY
12,618
Population
7,285
Households
1.7
Avg Household Size
38
Median Age
18%
College-Educated
85%
High-School Grad
2.1 sq mi
ZIP Area
6,009
Density / Sq Mi
$37,650
Median Household Income
$32,909
Median Earnings
$722
Median Rent
$79,200
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 - Corner-lot property with separate utilities, fenced outdoor space, and flexible unit layouts.
Where is this duplex located?
The property is located at 558 25th Street Niagara Falls, NY.
What is the asking price?
The asking price for this property is $169,999.
What are key features of this property?
This property features: Duplex sold with 556 and 562 25th St., creating a three‑parcel property; Lower unit has 1 bedroom plus a bonus room; upper unit has 2 bedrooms; Separate furnaces, hot water tanks, and electric service for each unit
