Updated Duplex with
For Sale
$289,000
Pending
569 French Road, Buffalo, NY 14227
Residential, Buffalo, NY
Property Size2,080 SF
Lot Size0.21 Acres
Days on Market12
Property Features for 569 French Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 5, Bedroom 1, Bathroom 2, Bathroom 1, Bedroom 3, Bedroom 4, Bedroom 2, Bedroom 6, Basement
Interior features
CeilingFans, NaturalWoodwork
Exterior features
FullyFenced
Fencing
Fenced
Appliances
GasWaterHeater
Subdivision
Buffalo Crk Reservation
Lot features
Corner Lot, Rectangular, Rectangular Lot
Elementary school district
West Seneca
Middle school district
West Seneca
High school district
West Seneca
Directions
From Union turn onto French Rd house is on the corner of French Rd and Rachelle Dr
Standard status
Pending
APN
143089-125-100-0018-003-000
Size
2,080 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Annual Amount
6318
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
full basement
laundry hookups
lockable storage
shed
fully fenced yard
central AC
Building Details
Year built
1966
Floors in Building
2
Number of units
2
Flooring type
Varies, Vinyl, Tile
Building materials
Brick, VinylSiding
Roof type
Shingle
Architectural style
Other
Listing Agency:
WNY Metro Roberts Realty
(716) 668-2500
Listed By:
Melissa Space · License #10401264382
(716) 861-9232
Added: Aug 13
Changed: Aug 22
Last Checked: Aug 24 at 5:06AM
MLS# B1703504
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 2,080-square-foot duplex, built in 1966, contains two three-bedroom units with updated interior finishes. Fresh paint, new LVP flooring in the living areas, and ceramic tile bathrooms provide consistent improvements across both residences. The lower unit includes central air conditioning, while its furnace and hot water tank were installed in 2024. The upper unit’s furnace and hot water tank have also been replaced.
A full basement adds separate laundry hookups and individually lockable storage cubbies for each unit. The 0.21-acre parcel is fully fenced and includes a two-car garage, a 10x12 shed, and yard space. Brick and vinyl siding, natural-gas forced-air heat, public water, and a shingle roof complete the property’s core features.
A full basement adds separate laundry hookups and individually lockable storage cubbies for each unit. The 0.21-acre parcel is fully fenced and includes a two-car garage, a 10x12 shed, and yard space. Brick and vinyl siding, natural-gas forced-air heat, public water, and a shingle roof complete the property’s core features.
Key Highlights
- 2,080 SF duplex with two three‑bedroom units
- Lower‑unit furnace and hot water tank installed in 2024
- Full basement with separate laundry hookups and lockable storage cubbies
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
$20,639
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
7.14%
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%
$412,780
$412.8K
Cap Rate 7%
$294,843
$294.8K
Cap Rate 9%
$229,322
$229.3K
Market Conditions
NOI Build-Up for 2,080 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
$31.2K $15.00/SF
− Vacancy
−$1.7K −$0.83/SF
EGI
$29.5K $14.17/SF
− OpEx
−$8.8K −$4.25/SF
NOI
$20.6K $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%
$412,780
Cap Rate 7%
$294,843
Cap Rate 9%
$229,322
Alternative Uses
Best Use
Multifamily LT 5
$294.8K
$258.0K – $344.0K
NOI $20,639 @ 7.0% cap · market cap 7.14%
Second Best
Apartment 5plus
$271.6K
$237.6K – $316.8K
NOI $19,010 @ 7.0% cap · market cap 6.58%
Theoretical Best
Office A
$500.2K
$437.7K – $583.6K
NOI $35,014 @ 7.0% cap · market cap 12.12%
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
109
Businesses Nearby
Explore this area
Business Placement
Demographics for 14227, NY
23,130
Population
10,476
Households
2.2
Avg Household Size
48
Median Age
26%
College-Educated
95%
High-School Grad
8.2 sq mi
ZIP Area
2,821
Density / Sq Mi
$67,349
Median Household Income
$46,627
Median Earnings
$1,084
Median Rent
$190,400
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 three-bedroom units feature refreshed interiors, separate basement storage, and modernized mechanical systems.
Where is this duplex located?
The property is located at 569 French Road Buffalo, NY.
What is the asking price?
The asking price for this property is $289,000.
What are key features of this property?
This property features: 2,080 SF duplex with two three‑bedroom units; Lower‑unit furnace and hot water tank installed in 2024; Full basement with separate laundry hookups and lockable storage cubbies
