Duplex with Oversized Fenced
For Sale
$169,999
558 25th Street, Niagara Falls, NY 14301
Two-unit property with separate utilities, flexible layouts, multiple parking spaces, and outdoor areas across a corner-lot setting.
Property Size1,600 SF
Days on Market34
Property Features for 558 25th Street
General Information
Standard status
Active
Size
1,600 SF
Property subtype
Multi Family Home
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 1BR+bonus, 1 x 2BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,800
Amenities
fully fenced yard
patio/fire pit area
mature trees
garages
storage
full basement
full attic
Building Details
Building Size
1,600 SF
Year Built
1924
Stories
2
Units
2
Listing Agency:
Keller Williams Realty WNY
(716) 578-7625
Listed By:
Tyrone DiMatteo · License #10401286049
(716) 578-7625
Source:
Dealrealtyonline
Added: Jul 29
Changed: Aug 28
Last Checked: Aug 29 at 10:18AM
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 at 558 25th Street includes two residential units with separate furnaces, hot water tanks, and electric service. The lower apartment has 1 bedroom and a bonus room that can serve as office or living space, while the upper apartment provides 2 bedrooms and a flexible floor plan. Both units include living areas, eat-in kitchens, and updated flooring. A full basement and full attic provide additional storage and future-use capacity.
The sale includes 556 and 562 25th St, adding two parcels to the corner-lot property and creating a fully fenced yard spanning three lots. Exterior improvements include a patio and fire pit area, mature trees, two garages, storage space, an extended driveway, and substantial off-street parking. The property is near local amenities, public transportation, and main routes in Niagara Falls.
The sale includes 556 and 562 25th St, adding two parcels to the corner-lot property and creating a fully fenced yard spanning three lots. Exterior improvements include a patio and fire pit area, mature trees, two garages, storage space, an extended driveway, and substantial off-street parking. The property is near local amenities, public transportation, and main routes in Niagara Falls.
Key Highlights
- Three‑lot property including 556, 558, and 562 25th St
- 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
Yes
Utilities to site
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 - Two-unit property with separate utilities, flexible layouts, multiple parking spaces, and outdoor areas across a corner-lot setting.
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: Three‑lot property including 556, 558, and 562 25th St; 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
